Can I still object to the Matjhabeng GV2021 roll?

The general objection period (closed) has closed. The GV2021 roll was for 1 July 2021 to 30 June 2026; the Municipality has put its next general roll out to tender, so this is the latest general roll published. 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 Matjhabeng GV2021 roll online?

The Matjhabeng 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 GV2021 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 2021. Rates bills from then on use the GV2021 value.

Is GV2021 the 2021/22 valuation roll?

Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2021 until the next general roll. Supplementary rolls revalue individual properties in between.

What value is on the roll?

The market value of the property at the roll's date of valuation, 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 · Matjhabeng

Matjhabeng (Welkom) valuation roll GV2021 (2021/22 rates)

The Matjhabeng values every property in Welkom, Virginia, Odendaalsrus, Allanridge, Hennenman, Ventersburg, Thabong, Meloding, Kutlwanong 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

GV2021

general valuation

Values as at

—

date of valuation

In effect from

1 July 2021

rates bills use it

General objections

Closed

closed

Look up a property in Matjhabeng (Welkom)

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

ErfCheck reads the Matjhabeng GV2021 roll, published for 1 July 2021 to 30 June 2026 and the latest general roll the Municipality has published (its next is out to tender), by erf and township or street address, farm portions by farm name and number, and sectional title units by scheme and unit. The roll prints owners' names; ErfCheck reads only the property's own columns. Values changed on the supplementary rolls aren't shown here. You can also type an erf number with its township (for example "Erf 1234, Rondebosch") to get the street address back.

Reading a property's entry on the roll

Each property on the GV2021 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 (closed) has closed. The GV2021 roll was for 1 July 2021 to 30 June 2026; the Municipality has put its next general roll out to tender, so this is the latest general roll published.
Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: Matjhabeng 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.

House prices by suburb in Matjhabeng (Welkom)

What properties sold for, suburb by suburb: the median of registered transfers in the last five years, from the Deeds Office records on file. Open a suburb for sales by year, its streets and every record.

Suburb	Properties on file	Median sale, last 5 years
Thabong	15 733	R 350 000
Riebeeckstad	5 806	R 780 000
Bronville	2 356	R 280 866
Bedelia	2 242	R 600 000
Flamingo Park	1 760	R 800 000
Dagbreek	1 680	R 695 000
Dagbreek Ext 4	1 680	R 695 000
Naudeville	1 116	R 800 000
Doorn	1 052	R 900 000
Reitzpark	929	R 552 500
St Helena	847	R 700 000
Jan Cilliers Park	708	R 990 000
Welkom Central	645	R 490 000
Voorspoed	614	R 1 800 000
Jim Fouchepark	597	R 1 550 000
Seemeeupark	479	R 675 000
Rheederpark	445	R 392 500
Sandania	213	R 550 000
Orangia	191	R 500 000
Welkom Ext 24	141	R 835 000
Welkom Ext 19	112	R 750 000
Welkom Ext 26	89	R 549 500

Questions

Can I still object to the Matjhabeng GV2021 roll?: The general objection period (closed) has closed. The GV2021 roll was for 1 July 2021 to 30 June 2026; the Municipality has put its next general roll out to tender, so this is the latest general roll published. 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 Matjhabeng GV2021 roll online?: The Matjhabeng 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 GV2021 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 2021. Rates bills from then on use the GV2021 value.
Is GV2021 the 2021/22 valuation roll?: Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2021 until the next general roll. Supplementary rolls revalue individual properties in between.
What value is on the roll?: The market value of the property at the roll's date of valuation, 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 Matjhabeng's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.