Municipal property rates is a legislative requirement that requires every
municipality, like the Newcastle Local Municipality, to adopt a Rates Policy annually.
This includes governing the property rating process by defining the different
categories of property as well as specific categories of property ownership
that may qualify for rates rebates and exemptions. To fulfil this legislative
requirement, properties need to be rated. The levying of property rates starts
with the valuation process. Property valuation data is compiled in a general
valuation roll document, which consists of property information of all rateable
properties, inclusive of the market value and property category.
A general valuation roll is determined and produced every four years, as
stipulated within the Municipal Property Rates Act (MPRA) No 6 of 2004 as
The Newcastle Local Municipality was granted a 1 year extension by the MEC for
Local Government. The municipality's current valuation roll was implemented with
effect from 01 July 2014. As a result of the extension of 1 year granted by the
MEC for Local Government, the municipality will implement its next general valuation
roll on 1 July 2019.
General Valuation (GV) 2014 was implemented on 1 July 2014, and it forms
the assessment rates base for the Newcastle Local Municipality during its period of
validity. The GV 2014 will be
valid until 30 June 2019. The next GV 2019 will be implemented as at 1 July
2019 with the valuation date being 2 July 2018.
Section 78 of the Municipal Property Rates Act 6 of 2004 as amended,
requires that the valuation roll be updated on a regular basis when changes
take place to property. These valuations are called supplementary valuations
and must be compiled and published at least once a year in a Supplementary
Supplementary valuations are done, amongst others, for the following
The Newcastle Local Municipality allocates different categories of properties to the
properties in the valuation roll. It is important to understand your property
category because property rates are levied in accordance with the property
category. The zoning of the property determines the category that will be
applied to the property. For example if a property is zoned “Residential” the
category will be “Residential” and the residential property rates tariff will be
applied to that property.
The owners of properties within the boundaries of the Newcastle Local Municipality or any other person have the right to inspect the
general valuation roll and object to the entry in the roll where the
owner or any other person disagrees with the entry in the roll or
against an omission from the roll.
Date of valuation: 2 July 2018
Date of implementation: 1 July 2019.
Please make sure you complete the official objection form and not a
Local Government Municipal Property Rates Act 6 of 2004, as amended (Section 48)
The Local Government Municipal Rates Act No 6 of 2004 stipulates
A General Valuation Roll must list all rateable properties in the
municipality.The valuation roll must reflect the following particulars in
respect of each property as at the date of valuation to the extent that
such information is reasonably determinable and all these entries
can be objected against:
Local Government Municipal Property Rates Act (Section 49)
The Valuation Roll must be printed, bound, certified and handed over
to the Municipal Manager by the Municipal Valuer 5 months before
implementation date of the roll.
The Municipal Manager must within 21 days of receipt of the Roll
publish in the Provincial Gazette once a week for two consecutive
weeks that the Roll is open for inspection and also in the media.
The Valuation Roll must be opened for inspection for a minimum of
30 days (prescribed by Section 49 of the MPRA).
Section 49 notices inviting the owners to inspect the Valuation Roll
and object to the entry in the roll where the owner disagrees with the
entry or against an omission from the roll must be sent by ordinary
mail, together with an extract of the valuation roll pertaining to that
The General Valuation roll must be published on the official website
of the municipality for the duration of the inspection period.
Local Government Municipal Property rates Act (Section 50)
Local Government Municipal Property Rates Act (Section 51)
Local Government Municipal Property Rates Act (Section 52)
Local Government Municipal Property Rates Act (Section 53)
Local Government Municipal Property Rates Act (Section 54)
An appeal to an appeal board against a decision of a Municipal
Valuer in terms of Section 51 may be lodged in the prescribed
manner with the Municipal Manager concerned by:
The Chairperson of the Appeal Board must inform all parties
concerned of the date and venue where the appeal hearing will take
The Chairperson of the Appeal Board and the Valuer of the
Municipality must ensure that the Valuation Roll is adjusted or added
to in accordance with the decision of the Appeal Board.
The Valuation Appeal Board is an independent body appointed by
the MEC for Local Government under Section 56 of the Municipal
Property Rates Act. The Board consists out of a legal representative
(Advocate) and two professional valuers, registered at the SA
Council for Professional Valuers.