CoCT 2023 property valuations

[W@P]

2018 Valuation roll they valued my primary residence at R3,49m. up from R1,8m.
I objected with evidence and they rejected the objection.
I then appealed in 2020 and the appeal was accepted. They then reduced the valuation to R2,5m.
2022 valuation it's now up to R3,089m and apparently I cannot object. WTF?
I see the ratable exemption is much more, but i will still end up with a net increase of 20% on rates. yirre, yissus!

Ja its a fsckup. And what do you get for those rates and taxes. FOkol. Fscked up roads, dodgy electrical infrastructure, rain water systems, sewerage systems, street lights, dead robots, municipal grass areas become a veld, etc. Everything is fscked up, but they get their salaries and bonuses, etc.

You get Fokol for that money.

 

[PsYTraNc3]

My property was listed as "Vacant land" and still is after the valuation even though my structure is built and I moved in a while ago.
Objected and asked them to change the category and valuation.
Hoping that I will end up paying less in rates due to the fact that vacant land is not subject to a rebate but a residential structure is.

 

[Sheppard_za]

Apart from rates and taxes, does these valuations have any other value?

 

[lord-of-war]

COC rates value for my house up by 17%

 

[shadow_man]

11.65% here which isn’t bad when you consider the last CoCT rates evaluation was 2018/2019.

 

[cguy]

Mine is up 12%.

 

[YM_80]

Any special knowledge or documentation needed to log an objection for CoCT? Can a layman do it? Or do you need to get help from a specialist?

 

[binloud]

Any special knowledge or documentation needed to log an objection for CoCT? Can a layman do it? Or do you need to get help from a specialist?

You can do it yourself, it’s just a form. They will send it to you when you lodge, but you should have some kind of documentation proving it’s overvalued etc.

 

[Forza]

Parents house valuation increased by 75%. Will need to log a dispute on their behalf

 

[AchmatK]

Parents house valuation increased by 75%. Will need to log a dispute on their behalf

Personally I believe the value should be based on purchase price and only increase by the official inflation rate and only adjusted if a transfer of ownership takes place.

In 20 years time I'm guaranteed not to be able to afford the rates based on perceived value if I were to sell.

How long have your parents lived in the house and has their income increased at the same rate as the value of the property?

 

[Forza]

Personally I believe the value should be based on purchase price and only increase by the official inflation rate and only adjusted if a transfer of ownership takes place.

In 20 years time I'm guaranteed not to be able to afford the rates based on perceived value if I were to sell.

How long have your parents lived in the house and has their income increased at the same rate as the value of the property?

They pensioners, so already living on a tight budget.

They bought the house in 2016 for R875k with the 2018 valuation being R900k.

Now the valuation is R1,58m.

Recent houses in the area since 2020 has sold from R1m-R1,5m.

I believe a fair valuation for there house should be about R1,1m

 

[Bunta]

Any special knowledge or documentation needed to log an objection for CoCT? Can a layman do it? Or do you need to get help from a specialist?

Generally the COCT uses sales data from the area in which the property is.
You can object directly on Eservices or download the form from the Valuation roll page where your property is listed.
I used their very own valuation system against them in the previous objection. As a house Very similar to mine (in size) was sold for less than they valued mine at. (Sales data is listed on the Valuation page).
The objection was rejected, I then appealed with more information and property sales data.

They then sent out 2 "independent" valuers who did an inspection.
Then a few weeks later i was notified of a hearing. At the hearing they negotiated for a more reasonable valuation.

 

[Lostboy]

Up 34%

 

[Brawler]

Up 17%

 

[ElixirCoder]

CoCt evaluations have always been less than market value

i don’t think that’s entirely true.

My valuation is at least R1.5 bar more than the best offer I can get for my house.

 

[Tman543]

Mine is up 43%. WTF. Some bullshxt right here.

 

[marxgp]

Up 20%

 

[DrJohnZoidberg]

I would like to object my increase too as it's gone up by just over 1mil, which is a huge jump. I don't really have anything to back up that it shouldn't be valued at this price as it's basically what I paid for the house last year and similar to market pricing of other houses in the area.

Can I just object on the fact that the increase seems excessive?

 

[binloud]

I would like to object my increase too as it's gone up by just over 1mil, which is a huge jump. I don't really have anything to back up that it shouldn't be valued at this price as it's basically what I paid for the house last year and similar to market pricing of other houses in the area.

Can I just object on the fact that the increase seems excessive?

What you bought it for last year should help. Unless its close to what COCT values it at.

 

[Blue Shirt]

The municipal valuation on my rental property in Durbanville went down by 2.2%. It is now actually less than the market value IMHO.

Maybe CoCT just think it is a crappy place