VALUATION OF…
General Valuation Rolls
Municipal general valuation rolls and rateable values, relevant to rates liability and mass appraisal benchmarking.
Content status: Methodology and evidence log — Sources, Caselaw and Market Information are added incrementally.
Methodology
A municipal general valuation roll reflects a mass appraisal exercise rather than an individual market valuation, typically prepared using an automated valuation model calibrated against market sales at a fixed valuation date. It is a useful cross-check for rates liability and broad market movement, but should not be relied upon as a substitute for an individual valuation.
Applying the Big Five framework is not directly relevant to a valuation roll, since it is not prepared property-by-property using income analysis; instead, the valuer’s role is to test the municipal value against Direct Comparison evidence for the specific property, and to object formally where the roll value is not supported by market evidence, having regard to the applicable rating legislation and objection period.
Where a general valuation roll is used as supporting evidence in a valuation report, its valuation date, methodology (mass appraisal vs individual) and any known systematic biases for the property category should be disclosed, and it should be cross-checked against direct market evidence rather than adopted uncritically.
Caselaw
Case law, regulatory rulings and expert-determination disputes relevant to valuing this asset class. Each entry cites its source and summarises the practice implication for valuers — this is not investment, financial, or legal advice.
The Evidence Log is for VDH Members
The Evidence Log for General Valuation Rolls — sourced sales, disposals and rentals with Valuer’s Lens commentary — is included in VDH Membership: from R125/month for SACPVP candidates and students, R399/month standard. All prices include VAT.
The methodology and case law on this page remain free to read.