Can I still object to the Stellenbosch GV2025 roll?

The general objection period (opened with the notice in the Provincial Gazette of 8 November 2024; closed) has closed. Supplementary rolls follow through the year; the Municipality publishes each one with its Section 49 notice and objection form under Property Valuations. 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 Stellenbosch GV2025 roll online?

The Stellenbosch 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 GV2025 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 2025. Rates bills from then on use the GV2025 value.

Is GV2025 the 2025/26 valuation roll?

Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2025 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 · Stellenbosch

Stellenbosch (Franschhoek) valuation roll GV2025 (2025/26 rates)

The Stellenbosch values every property in Stellenbosch, Franschhoek, Klapmuts, Kayamandi, Pniel, Kylemore, Jamestown and Idas Valley 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

GV2025

general valuation

Values as at

—

date of valuation

In effect from

1 July 2025

rates bills use it

General objections

Closed

opened with the notice in the Provincial Gazette of 8 November 2024; closed

Look up a property in Stellenbosch (Franschhoek)

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

ErfCheck reads the Stellenbosch GV2025 roll (1 July 2025 to 30 June 2029), which the Municipality publishes as 27 register volumes, by erf and township first (many entries give the street without a house number), by street address, and sectional title units by scheme and unit. A property used for several purposes shows the sum of its parts. 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 GV2025 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 (opened with the notice in the Provincial Gazette of 8 November 2024; closed) has closed. Supplementary rolls follow through the year; the Municipality publishes each one with its Section 49 notice and objection form under Property Valuations.
Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: Stellenbosch 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 Stellenbosch (Franschhoek)

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
Stellenbosch Central	4 124	R 2 600 000
Cloetesville	2 383	R 720 000
Idasvallei	1 893	R 1 150 000
Klapmuts	1 802	R 230 000
Dennesig	1 703	R 1 430 000
Welgevonden	1 290	R 2 530 000
La Colline	1 275	R 1 200 000
Kayamandi	1 069	R 17 250
Die Boord	836	R 5 000 000
Welgevonden Estate	789	R 2 900 000
Jamestown	744	R 1 950 000
Universiteitsoord	650	R 2 090 000
Kylemore	643	R 2 875 000
Aan de Wijnlanden	545	R 829 000
Mostertsdrift	542	R 8 000 000
Pniel	472	R 800 000
Lindida	419	R 690 000
Onder Papegaaiberg	382	R 3 390 000
De Wijnlanden Residential Estate	368	R 3 225 000
Paradyskloof	331	R 5 600 000
Techno Park	277	R 4 622 500
Klein Welgevonden	271	R 1 400 000
De Zalze Winelands Golf Estate	268	R 12 000 000
Green Oaks	264	R 2 800 000
Dalsig	251	R 6 100 000
Brandwacht	213	R 7 500 000
Arbeidslus	210	R 1 200 000
Simonswyk	183	R 3 650 000
Devon Park	170	R 2 900 000
Uniepark	163	R 6 000 000
La Pastorale	160	R 5 825 000
Die Rand	150	R 1 312 500
Plankenbrug	148	R 3 200 000
Tennantville	148	R 2 400 000
Lanquedoc	139	R 179 000
Welgelegen	133	R 5 190 000
De Werf	131	R 791 000
Raithby	123	R 2 750 000
Papegaaiberg Industrial Park	121	R 2 479 000
Krigeville	115	R 5 975 000
Rozendal	102	R 6 285 000
Stellenbosch Farms	93	R 19 898 432
Karindal	91	R 9 000 000
Kleingeluk	91	R 3 185 000
Schuilplaats	86	R 2 500 000
Harrington Place	82	R 3 037 500
Bo Dalsig	58	R 6 400 000
Capolavoro	58	R 3 520 000
Anesta	57	R 4 622 500
Jonkerspark	47	R 5 800 000
Lieberheim	47	R 4 775 000
Blaauwklippen	44	R 4 125 000
Die Wingerd	35	R 4 100 000
Nooitgedacht Village	31	R 1 675 000

Questions

Can I still object to the Stellenbosch GV2025 roll?: The general objection period (opened with the notice in the Provincial Gazette of 8 November 2024; closed) has closed. Supplementary rolls follow through the year; the Municipality publishes each one with its Section 49 notice and objection form under Property Valuations. 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 Stellenbosch GV2025 roll online?: The Stellenbosch 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 GV2025 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 2025. Rates bills from then on use the GV2025 value.
Is GV2025 the 2025/26 valuation roll?: Yes. Its values are as at the date of valuation, and rates bills use them from 1 July 2025 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 Stellenbosch's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.