Valuation rolls · Langeberg

Langeberg (Robertson, Montagu, Ashton, Bonnievale) valuation roll GV2026 (2026/27 rates)

The Langeberg values every property in Robertson, Nkqubela, Montagu, Zolani, Ashton, Bonnievale, McGregor and the farms 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
GV2026
general valuation
Values as at
1 July 2025
date of valuation
In effect from
1 July 2026
rates bills use it
General objections
Closed
9 February to 10 April 2026

Look up a property in Langeberg (Robertson, Montagu, Ashton, Bonnievale)

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

ErfCheck reads the Langeberg GV2026 roll (values as at 1 July 2025, the roll for 2026 to 2031), which the Municipality publishes as one PDF, by erf and town, farm portions by farm name and number, and sectional title units by scheme and unit. The roll prints no street addresses, so a street address is matched to its erf on the Surveyor-General's register first.

Reading a property's entry on the roll

Each property on the GV2026 roll is one line, whether you find it on the council's portal, on the published roll or on your valuation notice:

If the description, category or extent is wrong, that is an error of fact to raise with the valuations office, separate from disagreeing with the value.

How to object to your valuation

  1. Check the window. The general-roll window (9 February to 10 April 2026) has closed. Supplementary rolls follow during the roll period (1 July 2026 to 30 June 2031); the Municipality posts them on its Property Valuations page.
  2. Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: Langeberg valuations page.
  3. Give evidence, not a feeling. An objection succeeds on market evidence as at 1 July 2025: 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.
  4. 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. See the rates calculator.

Questions

Can I still object to the Langeberg GV2026 roll?
The general objection period (9 February to 10 April 2026) has closed. Supplementary rolls follow during the roll period (1 July 2026 to 30 June 2031); the Municipality posts them on its Property Valuations page. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.
Can I see the Langeberg GV2026 roll online?
The Langeberg publishes its roll and notices on its valuations page. Or type the address into ErfCheck above: the record shows the erf number, township and last registered sale for free, and the R99 report adds the GV2026 value beside recent sales on the street.
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 2026. Rates bills from then on use the GV2026 value.
Is GV2026 the 2026/27 valuation roll?
Yes. Its values are as at 1 July 2025, and rates bills use them from 1 July 2026 until the next general roll. Supplementary rolls revalue individual properties in between.
What value is on the roll?
The market value of the property as at 1 July 2025, 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 Langeberg's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.