Can I still object to the Mbombela GV2023 roll?

The general objection period (closed in 2023; the next general roll takes effect on 1 July 2028) has closed. Supplementary rolls follow each year; the Municipality publishes each one and its objection period on its valuation roll 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 Mbombela GV2023 roll online?

Yes, on the City's own valuation portal. 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 GV2023 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 2023. Rates bills from then on use the GV2023 value.

Is GV2023 the 2023/24 valuation roll?

Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2023 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 · Mbombela

Mbombela (Nelspruit) valuation roll GV2023 (2023/24 rates)

The Mbombela values every property in Mbombela (Nelspruit), White River, Barberton, Hazyview, KaNyamazane, Matsulu, Emjindini and the farms around them 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

—

date of valuation

In effect from

1 July 2023

rates bills use it

General objections

Closed

closed in 2023; the next general roll takes effect on 1 July 2028

Look up a property in Mbombela (Nelspruit)

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

ErfCheck reads the City of Mbombela GV2023 roll (1 July 2023 to 30 June 2028), which the Municipality publishes as a PDF, by erf, portion and township, farms by farm number and portion, sectional title units by scheme and unit, and houses by street address. The values are the general roll's: a property revalued on a supplementary roll since 2023 may have a newer value on the Municipality's own notices. 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 GV2023 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 in 2023; the next general roll takes effect on 1 July 2028) has closed. Supplementary rolls follow each year; 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: Mbombela 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 Mbombela (Nelspruit)

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
West Acres	4 215	R 1 300 000
Tekwane	2 775	R 234 000
Sonheuwel	1 815	R 1 695 000
Nelspruit Rural	1 813	R 2 780 000
Stonehenge	1 615	R 1 250 000
Kamagugu	1 231	R 800 000
Tekwane South	1 179	R 226 100
Sonheuwel Ext 1	1 096	R 1 900 000
Stonehenge Ext 1	816	R 1 350 000
The Rest Nature Estate	764	R 2 350 000
West Acres Ext 1	672	R 1 500 000
Nelspruit Ext 2	658	R 980 000
West Acres Ext 13	650	R 932 500
West Acres Ext 6	609	R 1 598 000
Tekwane Estate	588	R 425 000
Nelspruit Ext 1	560	R 720 000
Nelspruit Ext 14	553	R 1 700 000
Ngodwana	527	R 60 994 459
Tekwane North	500	R 95 000
Tekwane West	499	—
Nelspruit Ext 37	429	R 930 000
Nelspruit Ext 5	405	R 1 890 000
Steiltes	405	R 2 250 000
West Acres Ext 8	398	R 1 570 000
Nelsville	382	R 740 000
Nelspruit Ext 11	356	R 1 050 000
Drum Rock	336	R 573 000
Emoyeni	319	R 205 000
West Acres Ext 24	305	R 650 000
Bateleur Estate	285	R 2 190 000
Nelspruit Central	277	R 4 255 415
Nelspruit Ext 29	272	R 1 075 000
Riverside Park	263	R 1 700 000
Nelindia	209	R 800 000
Nelspruit Ext 13	197	R 1 200 000
Nelspruit Ext 4	195	R 1 947 500
Matumi Golf Estate	192	R 3 175 000
Stonehenge Ext 5	180	R 1 150 000
West Acres Ext 50	167	R 990 000
Shandon Estate	162	R 5 395 000
Nelspruit Industrial	149	R 4 600 000
Valencia Park	148	R 1 200 000
Stonehenge Ext 8	147	R 777 500
Elawini Lifestyle Estate	146	R 1 460 000
Nelspruit Ext 22	145	R 1 325 000
Stonehenge Ext 7	138	R 1 362 500
West Acres Ext 7	135	R 1 757 500
Ridge Hill Estate	134	R 681 055
West Acres Ext 2	133	R 1 700 000
West Acres Ext 20	132	R 1 450 000
Nelspruit Ext 8	129	R 3 795 000
West Acres Ext 47	124	R 1 500 000
Vintonia	114	R 16 675 000
Granite Hill	102	R 2 395 000
Ntulo Wildlife Estate	98	R 2 372 500
Hilltop AH	97	R 3 100 000
Beryl	95	R 1 345 000
Bikki Wes	86	R 2 074 500
Oppikoppi Estate	81	R 2 350 000
West Acres Ext 42	81	R 814 500
West Acres Ext 29	78	R 830 000
Nelspruit Ext 27	74	R 1 797 500
Stonehenge Ext 6	72	R 1 500 000
Thorny Creek	72	R 1 105 000
West Acres Ext 40	69	R 1 387 500
Stonehenge Ext 13	68	R 1 290 000
West Acres Ext 32	67	R 1 030 000
West Acres Ext 4	67	R 2 190 000
West Acres Ext 3	63	R 1 780 000
Highlands AH	62	R 2 674 000
West Acres Ext 14	60	R 1 280 000
Nelspruit Ext 9	59	R 2 850 000
West Acres Ext 49	59	R 870 000
West Acres Ext 15	58	R 1 132 100
West Acres Ext 16	58	R 1 037 500
West Acres Ext 5	58	R 1 830 000
West Acres Ext 25	55	R 1 365 000
Dyksrus	51	R 1 490 000
Riverside Industrial Park	49	R 11 500 000
West Acres Ext 44	47	R 1 250 000
Nelspruit Ext 17	46	R 1 920 000
Karino	38	R 690 000
Milkwood Estate	36	R 500 000
Nelspruit Ext 6	34	R 2 400 000

Questions

Can I still object to the Mbombela GV2023 roll?: The general objection period (closed in 2023; the next general roll takes effect on 1 July 2028) has closed. Supplementary rolls follow each year; the Municipality publishes each one and its objection period on its valuation roll 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 Mbombela GV2023 roll online?: Yes, on the City's own valuation portal. 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 GV2023 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 2023. Rates bills from then on use the GV2023 value.
Is GV2023 the 2023/24 valuation roll?: Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2023 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 Mbombela's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.