Property rates are based on the combined market value of a property, as spelt out in the Municipal Property Rates Act (MPRA).
The value of each rateable property in the City is listed in the General Valuation Roll, which is a legal document containing the property information for each and every rateable property in the city.
Pricing your property
THE MRPA requires us to value a property based on its combined market value; that is the land value and any improvements or building value.
We our proud to have our own in-house team of valuers, whose job it is to estimate the market value of properties in Johannesburg. They use a variety of sources to reach estimations of property values: aerial photography, property publications and estate agents; Title Deeds and recent sales; building plans; on-site inspections; and rental information, where the property produces an income.
Factors such as land size, location, age of improvements, quality of construction and type of accommodation are also considered.
Sectional title properties, factories, warehouses, schools, churches, hotels and golf courses, for example, are valued differently from domestic properties.
Calculating my rates
Step one: Get your valuation from our eServices website.
Step two: Once you have obtained your valuation, deduct R200 000 from the value (if it is a residential A or residential sectional title property). Then multiply the remaining value with the rate in the rand tariff for your type of property from the categories of property below. This will give you your annual rates tariff. Divide this amount by 12 to get your monthly rate.
No
| Category
| Rates for 2015/2016 (Cents in the Rand)
|
1
| Agricultural Residential
| 0.005878
|
2
| Agricultural Business
| 0.018287
|
3
| Agricultural other
| 0.005878
|
4
| Residential
| 0.006531
|
5
| Consent use
| 0.013061
|
6
| Business and Commercial
| 0.018287
|
7
| Sectional title business
| 0.018287
|
8
| Sectional title residential
| 0.006531 |
9
| Sectional title other
| 0.006531 |
10
| Municipal property
| 0
|
| 11 | Farming
| 0.001632
|
12
| Mining Land
| 0.018287
|
13
| Vacant Land
| 0.026124
|
14
| PSI
| 0.001632
|
15
| PSI privately owned
| 0.001632
|
16
| Private open spaces
| 0.001632
|
17
| State
| 0.009796
|
18
| Public benefits
| 0.001632
|
19
| Education
| 0.001632
|
| 20 | Religious
| 0
|
21
| Multipurpose Residential
| 0.006531
|
22
| Multipurpose Business
| 0.018287
|
23
| Illegal use
| 0.026124
|
Sectional title owners qualify for a 5 percent rebate
The first R200 000 of all residential properties is exempt from taxing.
Written valuation certificates
Written valuation certificates are often required when properties are sold, for deceased estates, and in other cases such as rebates for pensioners.
Valuation certificates are available from:
Valuation services
4th Floor, A Block
Metropolitan Centre
158 Loveday Street
Braamfontein
Validity of the valuation roll
VAaluationsare made continuously, whenever new properties are created or new townships are declared, or when it is required as prescribed by the MPRA.
Valuation services
For more information about valuation services visit the
e-Services site.
These changes to the General Valuation Roll are effected in supplementary valuation rolls, and the same process is followed as for a general valuation roll. The date of valuation always remains fixed until a new general valuation roll replaces the current one.
A valuation roll is valid for four years.
Your rates will, therefore, be calculated on the same value for the four-year period, unless changes have been made that may affect the property's value. A municipality may decide to produce general valuation rolls more frequently.
With the development of new properties, these changes are recorded and new properties valued and included in the City's property database.
Objections to the figures
You are entitled to challenge the property value or, for that matter, any entry in the General Valuation Roll.
However, the General Valuation Roll has been finalised and advertised in compliance with legislation. Changes to the roll are only possible through a formal legal process.
You are entitled to object to:
- Any omissions;
- Incorrect information, such as the address, the owner, the unit number, et cetera
- Incorrect value; and
- Other owners' property information.
Paying rates during an objection
You are still liable to pay your property rates during the objection process. If the value of your property changes subsequent to the objection process, you will be refunded or billed the difference with interest.
Queries
Any queries about the General Valuation Roll or objection process can be directed to:
Valuation services directorate
PO Box 32422
Braamfontein
2017
An email can be sent to: valuationenquiries@joburg.org.za
Or you can call the Joburg Call Centre on 0860-JOBURG or 0860 562 874, send a fax to 011 403 4496, or visit the valuation services offices, on the 4th Floor, A Block, Metropolitan Centre, 158 Loveday Street, Braamfontein.
