You open your municipal account and see that your property is valued at R1.3 million.
But you believe your house could sell for R1.8 million.
Does that mean the municipality has undervalued your property?
Or has the estate agent overvalued it?
The answer may be less mysterious than you think.
The values could have been established at different dates, for different purposes and using different sets of evidence.
One may be a legally prescribed market-value assessment for a municipal valuation roll. The other may be a current estimate of what buyers are likely to pay.
The R1.3 million and R1.8 million figures are illustrative, not valuations of a particular property.
Both are about property value. But they are not necessarily answering the same question.
The valuation date and intended purpose are essential to understanding the difference.
A municipal valuation is supposed to be based on market value.
This is an important point that is often misunderstood.
The Local Government: Municipal Property Rates Act 6 of 2004 provides the framework for municipal property valuations.
Section 46 broadly defines market value by reference to the amount a property would have realised if sold in the open market by a willing seller to a willing buyer on the valuation date.
A municipality therefore does not simply choose an arbitrary property value because it wants to collect rates.
Valuation differences can still arise from incorrect property information, unsuitable comparisons, valuation methodology, changed circumstances or market movement.
And where the valuation roll contains a material error, the law provides procedures for objections, reviews and appeals.
Read the Municipal Property Rates Act ↗Ekurhuleni's current valuation roll has its own valuation date.
Boksburg falls within the City of Ekurhuleni Metropolitan Municipality.
Ekurhuleni's General Valuation Roll 2025 provides the municipal property valuations for the current roll period.
The date to which the general municipal values relate.
The date the roll took effect in the rates system.
The published closing date of the 2026 general-roll objection window.
The published end of the current general-roll period.
The published general-roll objection period ran from 13 May to 30 June 2026 and has closed. Different procedures or new objection windows may apply to subsequent supplementary valuation rolls, and existing objection decisions may have appeal rights.
Check the latest official municipal notice before assuming any objection or appeal period remains open.
Source: City of Ekurhuleni GV2025 valuation portal, public notice and objection guidance. Information checked in October 2026.
What if your municipal value is R1.4 million, but your home could sell for R1.75 million today?
It's tempting to conclude that one of the values must be wrong.
But consider the dates first.
Illustrative value recorded for the municipal valuation date.
Illustrative current market assessment based on new evidence.
This difference could reflect market movement, changed property condition or updated information.
But it does not prove that the municipality's July 2024 assessment was wrong.
To challenge that historic value on valuation grounds, the relevant question is whether it was properly assessed at the prescribed valuation date, considering the applicable rules and evidence.
All amounts in this section are hypothetical examples, not actual market evidence or Ekurhuleni roll entries.
Six reasons the difference could be substantial.
Different Valuation Dates
The municipal valuation may relate to a historic date while the current sales assessment considers today's market.
Market Movement
Buyer demand, interest rates, competing stock and economic conditions can change between valuation dates.
Renovations and Improvements
A new bathroom, improved layout or other meaningful change may influence current buyer appeal.
Maintenance and Deterioration
A roof, drainage system or other component may deteriorate after the municipal valuation date.
Property Information
Incorrect property extent, category, description or other relevant data can affect a municipal valuation entry.
Different Comparable Evidence
The evidence available at the municipal valuation date may differ from the sales and competition available today.
The condition of your property matters — especially when you're considering selling.
Two homes can have the same stand size, number of bedrooms and municipal valuation while looking completely different to potential buyers.
One may have updated finishes, secure parking and little immediate maintenance.
The other may need roof repairs, plumbing work or substantial refurbishment.
A current sales price assessment should consider those differences and how buyers compare the property with alternatives.
This is why a property-specific assessment can be more useful than simply relying on an old figure or an online estimate.
An incorrect municipal valuation can affect your property-rates account.
Municipal valuations aren't only interesting numbers on a document.
They form an important part of the property-rates system.
The municipal rates calculation generally considers the property's rateable value, its category and the applicable rate-in-the-rand.
Exclusions, rebates, exemptions and other provisions may also affect the amount charged.
Now imagine that the value used in an illustrative rates calculation is R500,000 higher than it should be.
At a hypothetical rate of R0.005 per rand of rateable value, that difference would amount to R2,500 per year, before any applicable exclusions, rebates or adjustments.
The R500,000 difference and R0.005 rate are hypothetical examples only. They are not published Ekurhuleni property rates or a calculation of any homeowner's current municipal account.
Your municipal account contains more than property rates.
Homeowners sometimes look at the total municipal account and assume every charge increases or decreases automatically with the property valuation.
That is not correct.
Property rates use the valuation-based rating framework, but other municipal charges may be calculated differently.
Property Rates
Linked to the rating framework, valuation, category, tariffs and applicable relief.
Water
May depend on metered consumption, applicable tariffs and other account-specific arrangements.
Electricity
Usually governed by electricity supply and tariff arrangements, rather than simply property market value.
Other Services
Refuse, sewerage and other charges may follow separate tariffs, categories or billing rules.
How do you check the municipal valuation of your property?
You can start with Ekurhuleni's official valuation-roll portal.
The portal provides access to property information and valuation notices, subject to the municipality's search facilities and current arrangements.
Use Ekurhuleni's published valuations website rather than an unrelated third-party estimate.
Use your stand or erf and portion number, sectional-title details or other information required by the portal. Keep your municipal account available.
Review the recorded description, extent, ownership details where shown, valuation and property category.
Make sure you understand the date to which the municipal value relates and whether a supplementary roll affects the property.
If something appears incorrect, check the municipality's current objection, supplementary valuation or appeal procedures rather than assuming a standard query is a formal objection.
A proper valuation objection needs evidence — not only disagreement.
If a municipal valuation appears incorrect, first identify why.
Is the property categorised incorrectly?
Does the roll reflect the wrong extent or other important details?
Is the historic market value unsupported by relevant comparable evidence?
These are different issues and may require different supporting information.
Do not assume you can still submit an ordinary objection under that closed notice. Check whether a supplementary roll, an existing objection decision, an applicable appeal process or another lawful correction procedure is relevant.
Under the published objection procedure, a formal objection must concern a specific property entry and be supported by relevant reasons and evidence.
An objection does not automatically suspend the obligation to pay municipal rates while the matter is being considered.
If you are disputing a current rates account, do not simply stop paying. Obtain appropriate advice on your actual billing and legal position.
Don't choose your selling price solely from the municipal valuation.
Your municipal valuation can be useful background information.
But your asking price should be supported by current, relevant market evidence.
A proper sales price assessment considers competing properties, recent comparable sales, the condition of your house and what potential buyers can choose instead.
"The municipality says R1.4 million, so I'll sell for R1.4 million."
The figure may relate to an earlier date and may not capture current buyer demand or property changes.
"Let's assess recent sales, competing homes and the property's current condition."
The recommended selling range has a current, property-specific basis.
Your property is competing with other homes available to buyers today.
A buyer considering a house in Boksburg may compare it with similar properties in the same suburb or nearby areas.
They will consider the price, condition, accommodation, security, parking and ownership costs.
A property's specific position and the alternatives available can influence what buyers are prepared to offer.
That is why a current Comparative Market Analysis can be useful when planning a sale.
Three valuation mistakes that can lead to expensive decisions.
Treating a Historic Value as Today's Price
A municipal valuation could relate to an earlier date and may not represent what buyers will pay now.
Ignoring a Possible Municipal Error
Incorrect roll entries or unsupported valuations may affect property rates and deserve timely investigation through the correct procedures.
Confusing Asking Price With Market Value
A neighbour advertising at a high figure has not necessarily achieved that figure in a completed sale.
Your property's current market value is only one part of the rent-or-sell decision.
Many homeowners discover that they have more than one option.
They may be able to keep the property and rent it out rather than selling immediately.
But that decision should not be based only on what the property is worth.
The owner should also understand the likely rental income, running costs, finance obligations, maintenance requirements and risk of vacancy.
If You Sell
Consider the likely selling price, outstanding bond, costs of selling and expected net proceeds.
If You Rent
Consider realistic rental income, financing, rates, insurance, maintenance, vacancies and management responsibilities.
A current sales price assessment should give you more than a single number.
At A+ Properties, the objective of an estate-agency market assessment is to help the owner understand the likely market position of the property.
That means considering the property itself alongside relevant sales evidence and current competition.
Understand the Property
Review the location, accommodation, condition, improvements and other relevant characteristics.
Examine Comparable Sales
Consider relevant completed transactions and differences between those properties and yours.
Review Current Competition
Understand which other properties buyers can consider in a similar budget range.
Discuss the Selling Range
Explain the evidence supporting an estimated market range and an appropriate pricing strategy.
If you need a formal valuation for litigation, an estate, financial reporting or another specialist purpose, confirm the professional report required rather than assuming that an ordinary sales CMA will be sufficient.
Questions homeowners ask about municipal and market values.
Is municipal valuation the same as market value?
Municipal valuations are generally intended to represent market value at a prescribed valuation date under the Municipal Property Rates Act. That historic valuation may differ from a current market assessment made when you are considering selling.
Why is my municipal value lower than my selling estimate?
The values may relate to different dates. Market movement, renovations, changed property conditions or differences in the evidence used can also affect the figures. The difference alone does not establish that either assessment is incorrect.
Can my municipal valuation be higher than my current market value?
Yes. A property's current likely selling position may be lower than its municipal valuation because of market changes, property condition or valuation concerns. Whether the municipal entry is incorrect depends on the valuation date and the relevant legal and factual evidence.
Does municipal valuation affect property rates?
Yes. The valuation is part of the property-rates calculation, together with the property's category, applicable tariffs and any relevant exclusions, rebates or exemptions. It does not automatically determine every other municipal service charge.
Can I object to my Ekurhuleni valuation in October 2026?
The published objection period for Ekurhuleni's GV2025 general valuation roll closed on 30 June 2026. Check official municipal notices for any applicable supplementary-roll objection window, existing objection appeal process or other legally available correction procedure.
Does lodging an objection mean I can stop paying rates?
No. Under the published municipal objection process, lodging an objection does not defer liability for property rates. Seek appropriate advice if you have an actual rates dispute or believe an adjustment is due.
Should I sell my property at its municipal value?
Not simply because it appears on the municipal roll. A current sales price assessment should be supported by comparable sales, competing properties, buyer demand and the individual characteristics of your home.
Can A+ Properties tell me what my home could sell for?
A+ Properties can assist with an estate-agency sales price assessment or Comparative Market Analysis. Where a formal statutory, legal or specialist valuation is required, an appropriately registered professional valuer may be necessary.
We believe property owners should understand the number before making a decision based on it.
A municipal value, current selling assessment and rental assessment each serve a different purpose.
Understanding those differences can help owners avoid unrealistic expectations and unnecessary mistakes.
At A+ Properties, we assist homeowners with sales price assessments, rental-market assessments, tenant placement and property management in Boksburg and surrounding areas.
Whether you decide to sell, rent, keep or wait, that decision should be based on your circumstances and relevant evidence.
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Property Values in Boksburg
Explore the factors and evidence affecting residential property values across Boksburg.
How Much Is My Property Worth in Boksburg?
Learn how current market evidence supports a realistic selling price assessment.
Know Your Property's Sales Value
Understand the distinction between asking prices and evidence-based selling ranges.
How to Price Your Property Correctly
Learn how current competition and buyer response influence pricing decisions.
The Real Cost of Overpricing Your Property
Understand why setting the asking price too high may reduce genuine buyer interest.
What Costs Do Sellers Pay?
Explore the costs that may reduce the net proceeds from a property sale.
The A+ Property Decision Score™
Consider selling, renting, keeping or waiting before making your next property decision.
More A+ Property Guides
Read practical property guidance for homeowners, buyers, sellers and landlords.
Don't mistake the municipal value for your current selling price.
A+ Properties can help you understand your home's likely selling range using relevant market evidence, and discuss whether selling, renting or retaining the property makes sense for your circumstances.
Ekurhuleni valuation dates: The GV2025 roll uses a valuation date of 1 July 2024 and took effect on 1 July 2025. The published 2026 general-roll objection period closed on 30 June 2026. Check official municipal notices for subsequent supplementary-roll windows, appeal procedures and any changes.
Financial examples: All property values, tariff figures and rates calculations shown in this article are hypothetical and do not represent actual Ekurhuleni tariffs, property assessments or municipal-account amounts.
A+ Properties: A+ Properties provides estate-agency sales price assessments, rental assessments, tenant placement and property management services within the scope of the service selected. A Comparative Market Analysis is not equivalent to a formal registered property valuation where one is required.
Photographs are illustrative images from Unsplash and do not depict A+ Properties listings or verified Boksburg properties. Google's Preferred Sources button requires support for Google's external JavaScript. A direct link is included if the interactive button is unavailable.