Property owners across Gqeberha (Port Elizabeth) should prepare for an important change to how their municipal property rates are calculated.
Nelson Mandela Bay Municipality is preparing its General Valuation 2027 (GV 2027), which will establish updated municipal property values for the new valuation period beginning on 1 July 2027.
The new roll will replace General Valuation 2022, which remains valid until 30 June 2027.
For homeowners, the most important consideration is how their property’s new municipal value could affect their monthly rates bill. A higher valuation may result in higher rates, although the final amount will also depend on the municipality’s approved tariffs, exclusions and applicable rebates.
The municipality’s published valuation guidance confirms the implementation and valuation dates, along with the methods used to assess properties.
What is General Valuation 2027?
According to Nelson Mandela Bay Municipality’s GV 2027 announcement, the municipality is preparing its new General Valuation Roll, which will determine updated property values for municipal rating purposes from 1 July 2027.
A general valuation is the process municipalities use to establish the market values of properties within their boundaries for municipal rating purposes.
These values are recorded in a General Valuation Roll, which includes information such as the property’s description, category, physical address, extent and municipal market value.
Nelson Mandela Bay’s current roll, GV 2022, was introduced on 1 July 2022 and received a one-year extension.
GV 2027 will replace it from 1 July 2027, with property values determined according to market conditions on 1 July 2026.
Key dates for property owners
Valuation date
1 July 2026
Market conditions used to assess property values
Implementation date
1 July 2027
New valuation roll takes effect
GV 2022 remains in effect until 30 June 2027, subject to applicable supplementary valuations.
The distinction between these dates matters. A property sold in October 2026, for example, must still be assessed for GV 2027 according to its market value on 1 July 2026, rather than automatically using its later selling price.
How will Gqeberha properties be valued?
Nelson Mandela Bay Municipality uses a computer-assisted mass appraisal system to assess large numbers of properties.
Property owners can find further information about the assessment methods, property categories and valuation process in the municipality’s official General Valuation FAQ
For residential homes, the process relies primarily on comparable property sales, supported by statistical analysis, geographical information systems (GIS), building plans and property imagery.
This means municipal valuers do not necessarily need to physically inspect every home.
The municipality explains that aerial and angled imagery can help assess building sizes, improvements and visible property characteristics. Physical inspections may still be necessary where the available information is insufficient.
Residential properties, including sectional title units, are generally assessed using comparable sales. Commercial and other property categories may require different valuation methods.
For homeowners, this means the municipal value is based on a broad assessment of the property market rather than an individual estate agent’s inspection of their home.
Will your municipal property rates increase?
Not necessarily, although changes to municipal valuations can affect the amount homeowners pay.
Municipal rates are calculated using the property’s rateable value and the applicable rate-in-the-rand tariff, taking account of relevant exclusions, rebates and the municipality’s annual Rates Policy.
For example, if a property’s municipal value increases from R1.5 million to R1.8 million, its rates could increase if the applicable tariff and other rating provisions remain unchanged.
However, the municipality may approve different tariffs or rating provisions for the 2027/28 financial year.
A 20% increase in municipal value does not automatically mean a 20% increase in your rates bill.
The final impact will depend on the new valuation, the property’s category and the municipal rates policy and tariffs approved for that financial year.
This is particularly relevant for homeowners who have made substantial improvements to their properties, as well as owners of properties whose surrounding markets have experienced noticeable changes since the previous valuation date.
What if you disagree with your municipal valuation?
Once GV 2027 is published for public inspection, property owners will have an opportunity to review their property’s entry and lodge an objection if they believe the information is incorrect.
An objection can relate to the property’s recorded market value, category, address, extent or other relevant details.
However, an objection must concern a specific property entry. Homeowners cannot use the valuation objection process simply to dispute the municipality’s rates tariff.
The municipality requires objections to be supported by relevant evidence and submitted using the prescribed process within the announced objection period.
Homeowners who believe their property’s recorded information or municipal value is incorrect can consult the municipality’s official valuation objection process for guidance on submitting an objection once the objection period opens.
What evidence could support an objection?
If you believe your property has been valued incorrectly, useful supporting information may include:
- Recent comparable sales that help establish market value around 1 July 2026.
- Evidence of structural defects or property conditions that could affect value.
- Correct erf measurements, building information or property descriptions.
- Documentation relating to subdivisions, alterations or changes in property use.
For example, a homeowner in Lorraine may find that their municipal valuation is significantly higher than the selling prices achieved by similar properties in the area around the valuation date.
That does not automatically mean the municipal value is incorrect, but it may provide grounds for further investigation.
The important distinction is that an objection should be supported by market evidence, not simply by the owner’s preferred property value.
Is a municipal valuation the same as a property’s selling price?
No. This is a common source of confusion.
A municipal valuation is established for property rating purposes and reflects market conditions on a specified historical date.
A property’s selling price, however, depends on current market conditions, comparable sales, buyer demand and the property’s individual characteristics.
This is where understanding the difference between a property valuation and a Comparative Market Analysis (CMA) becomes useful. A CMA helps homeowners assess a realistic asking price based on current market activity rather than relying solely on the municipality’s recorded value.
An estate agent’s Comparative Market Analysis (CMA) considers recent comparable sales, current competing listings, buyer demand and the individual characteristics of the property to help determine an appropriate selling strategy.
For example, a property in Walmer may have a municipal value based on market conditions in July 2026, but its realistic selling price in 2027 could be different.
Market conditions may have changed, the property may have been improved, or comparable homes may have sold at different prices.
Your municipal valuation is not necessarily what your home would sell for today.
At LEAP Real Estate, we regularly work with homeowners who want to understand what their property could realistically achieve before deciding whether to sell.
A complimentary CMA provides a more relevant starting point for that decision than relying solely on the municipal valuation.
What should homeowners do before GV 2027 takes effect?
There is no need to assume that your municipal rates will increase or to lodge an objection before the new roll is available.
However, homeowners should be prepared to review their property’s details once the municipality publishes GV 2027 for inspection.
Pay particular attention to the recorded market value, property category, erf details and any changes resulting from additions, subdivisions or altered property use.
If something appears incorrect, gather supporting evidence and follow the municipality’s official objection procedure before the deadline.
Property owners should also remember that lodging an objection does not suspend their obligation to pay municipal rates while the objection is being considered.
The municipality has not yet confirmed the GV 2027 public inspection and objection dates in the official material reviewed for this article. Those dates should be checked once formally announced.
What General Valuation 2027 Means for Gqeberha Homeowners
General Valuation 2027 is an important administrative process that will influence how municipal property rates are calculated across Nelson Mandela Bay from July 2027.
For homeowners, the priority should be ensuring that the municipality has correctly recorded their property details and that the assigned value reasonably reflects market conditions on 1 July 2026.
It is also worth remembering that a municipal valuation and a property’s current selling price serve different purposes.
If you’re considering selling your property in Gqeberha (Port Elizabeth), LEAP Real Estate can provide a complimentary Comparative Market Analysis to help you understand its position in the current property market.
Disclaimer: This article provides general information based on municipal guidance available in October 2026. The GV 2027 inspection dates, objection deadlines and applicable 2027/28 rates tariffs should be confirmed through official Nelson Mandela Bay Municipality announcements.
