Look up a property in Mangaung (Bloemfontein)
Free: erf number, township, last registered sale and imagery. No owner names.
ErfCheck reads the Mangaung GV2026 roll (in force from 1 July 2026) by erf and township, which come from the Deeds Office extract or the Surveyor-General parcel, and sectional title units by scheme and unit. The roll lists no street addresses. A property used for several purposes is valued in parts; the record shows their total.
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:
- Property description: the erf (or farm portion, or sectional unit) and its township, as registered. This is how the council identifies the property, not the street address; what an erf number is.
- Street address, where the council records one.
- Category: residential, business, agricultural, vacant land and so on. The category sets which rate in the rand applies, so a wrong category costs money even when the value is right.
- Extent: the registered land area (for a sectional unit, the section's floor area).
- Market value: the figure your rates are worked out from.
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
- Check the window. The general-roll window (16 February to 31 March 2026) has closed. Supplementary rolls follow the general roll; the Municipality publishes each one and its objection period on its valuation roll page.
- 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: Mangaung valuations page.
- Give evidence, not a feeling. An objection succeeds on market evidence as at the date of valuation: 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. See the rates calculator.