Can I still object to the Swartland GV2023 roll?

The general objection period (closed on 18 December 2023) has closed. Supplementary rolls follow through the year; the Municipality publishes each one under its supplementary valuation rolls. 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 Swartland GV2023 roll online?

The Swartland 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 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.

What value is on the roll?

The market value of the property as at 1 July 2023, 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.

Swartland (Malmesbury) valuation roll GV2023: property values and erf numbers

The Swartland values every property in Malmesbury, Moorreesburg, Darling, Yzerfontein, Riebeek Kasteel, Riebeek Wes, Abbotsdale and Kalbaskraal 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.

Look up a property in Swartland (Malmesbury)

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

ErfCheck reads the Swartland GV2023 roll (values as at 1 July 2023), which the Municipality publishes as PDFs per town, by erf and township or street address, and sectional title units by scheme and unit. Erven registered after the general roll, which only the supplementary rolls carry, aren't valued here yet. 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 as at 1 July 2023: 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 on 18 December 2023) has closed. Supplementary rolls follow through the year; the Municipality publishes each one under its supplementary valuation rolls.
Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: Swartland valuations page.
Give evidence, not a feeling. An objection succeeds on market evidence as at 1 July 2023: 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 Swartland (Malmesbury)

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
Riebeek Kasteel	48	R 3 900 000

Questions

Can I still object to the Swartland GV2023 roll?: The general objection period (closed on 18 December 2023) has closed. Supplementary rolls follow through the year; the Municipality publishes each one under its supplementary valuation rolls. 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 Swartland GV2023 roll online?: The Swartland 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 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.
What value is on the roll?: The market value of the property as at 1 July 2023, 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 Swartland's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.