Can I still object to the City of Johannesburg GV2023 roll?

The general objection period (closed in 2023; the next general roll is due 2028) has closed. Supplementary rolls are published roughly twice a year and each opens for objection on the objections portal. Supplementary Valuation Roll 4 is open for inspection and objections from 14 October to 30 November 2026. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.

Does objecting stop me paying rates?

No. Rates stay payable on the roll value while the objection is decided. If the value is reduced, the City adjusts the account.

When do the new values apply?

From 1 July 2023. Rates bills from then on use the GV2023 value.

What value is on the roll?

The market value of the property as at 1 July 2022, set by the municipal valuer by mass appraisal. It is not today's market value and not a bank valuation.

Where do I find my erf number?

On your rates account, your title deed or the SG diagram, or type the street address into ErfCheck. See how to find an erf number.

Valuation rolls · City of Johannesburg

Johannesburg valuation roll

The City of Johannesburg values every property in Johannesburg, Sandton, Randburg, Roodepoort, Soweto, Midrand and the rest of the metro on its general valuation roll, and your rates are worked out from that value. Here is what the current roll says, how to look a property up, and how an objection works.

Current roll

GV2023

general valuation

Values as at

1 July 2022

date of valuation

In effect from

1 July 2023

rates bills use it

General objections

Closed

closed in 2023; the next general roll is due 2028

Supplementary Valuation Roll 4 is open for objections until 30 November 2026

Properties revalued between general rolls are on it. Look yours up below: the record shows whether its value comes from the supplementary roll, and the R99 report checks it against recent sales on your street.

Check your property

Look up a property in Johannesburg

Free: erf number, township, last registered sale and imagery. No owner names.

ErfCheck reads the City of Johannesburg roll for erf, portion, extent, category, market value and the sectional scheme number, and checks the current supplementary roll for a newer value. The roll lists no street addresses, so ErfCheck finds a house by its erf (from the Deeds Office extract or the Surveyor-General parcel) and a unit by its scheme and unit number. You can also type an erf number with its township (for example "Erf 1234, Rondebosch") to get the street address back.

How to object to your valuation

Check the window. The general-roll window (closed in 2023; the next general roll is due 2028) has closed. Supplementary rolls are published roughly twice a year and each opens for objection on the objections portal. Supplementary Valuation Roll 4 is open for inspection and objections from 14 October to 30 November 2026.
Get the form. Objections go in on the City's own form, one property per objection. Online: the City's valuation portal. Notices and instructions: City of Johannesburg valuations page.
Give evidence, not a feeling. An objection succeeds on market evidence as at 1 July 2022: registered sales of similar properties on your street, in your scheme or suburb close to that date, and your own purchase price if it was recent. Defects the valuer could not see (structural damage, a smaller extent than recorded) count too.
Keep paying rates on the roll value while the City decides. If you disagree with the decision you can appeal to the valuation appeal board; the City's decision letter explains how.

The R99 ErfCheck report puts that evidence on one page: the roll value, every recent registered sale on your street or in your scheme, your own transfer, and a plain verdict on whether the gap is worth contesting.

How the value turns into rates

Annual rates are the roll value, less any residential exclusion in the City's rates policy, multiplied by the rate in the rand the council sets in each year's budget (effective 1 July). A lower roll value lowers the bill in proportion. Try it with Johannesburg's 2026/27 tariff:

Questions

Can I still object to the City of Johannesburg GV2023 roll?: The general objection period (closed in 2023; the next general roll is due 2028) has closed. Supplementary rolls are published roughly twice a year and each opens for objection on the objections portal. Supplementary Valuation Roll 4 is open for inspection and objections from 14 October to 30 November 2026. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.
Does objecting stop me paying rates?: No. Rates stay payable on the roll value while the objection is decided. If the value is reduced, the City adjusts the account.
When do the new values apply?: From 1 July 2023. Rates bills from then on use the GV2023 value.
What value is on the roll?: The market value of the property as at 1 July 2022, set by the municipal valuer by mass appraisal. It is not today's market value and not a bank valuation.
Where do I find my erf number?: On your rates account, your title deed or the SG diagram, or type the street address into ErfCheck. See how to find an erf number.

Roll facts are taken from the City of Johannesburg's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.