1. Mass Valuation in Developing Countries: The Case of Chitungwiza Town in Zimbabwe
Maxwell Mutema

2. Mass Valuation Mass Valuation
Mass valuation: use of a standardized procedure to collect data to compute values to all properties within the jurisdiction or boundaries of a given municipality or local urban authority.

3. Why Mass Valuation?
To establish property values to determine property taxes, rates and other charges related to real estate within the boundaries of a municipality or a local authority.
To use the established property values as the basis for charging stamp duty tax on mortgages and purchase of real estate assets
It is important for Urban planning and development

5. Use of Technology in Mass Valuation
Technology-based Mass Valuation tools developed to overcome manual mass valuation challenges:
Computer Aided Mass Appraisal (CAMA)
Geographical Information System (GIS)

6. GIS image showing Zengeza 2 Residential Properties in Zimbabwe

7. The Case Study

8. METHODOLOGY AND RESEARCH DESIGN
The mass valuation exercise in Chitungwiza was based on manual procedures anchored on the ‘paper, tape measure and the clipboard’, currently operating in Zimbabwe under the Urban Council’s Act Chapter 29:15 Part XVIII.

9. Manual Mass Valuation (in pics) Chitungwiza, Zimbabwe

11. Valuation of Properties
Different methods of valuation were applied on individual properties
Methods were applied in accordance with property type
The investment method of valuation was used on commercial properties
Contractors method was used on institutions and government properties
Income method was used on income producing properties such as filling stations

12. Conti………
Residential properties were assessed in order to determine the zone each property will be placed

13. Chitungwiza General Valuation Roll

14. Samples of the General Valuation Roll for the Different Property Categories

15. Commercial and Institutional Properties
PROPERTY OWNER
STAND NUMBER
STAND SIZE (m2 )
USE CODE
VALUE OF LAND ($)
VALUE OF IMPROVEMENTS ($)
TOTAL VALUE ($)
XXX
6911 90 D
$ XXX
$ 2XXX
7276
161
7275
195
3087
553
S18
3117
107
6909
9007
39.2
9008

16. Industrial Properties
PROPERTY OWNER
STAND NUMBER
STAND SIZE (m2 )
USE CODE
VALUE OF LAND ($)
VALUE OF IMPROVEMENTS ($)
TOTAL VALUE($) XX
19713
4000 L
$ XXX
$ 2XXX
19817
5400
19174
1380
19369
8316
10472
2728
20743
5292
10467
400 D
19805

17. Residential Properties
PROPERTY OWNER
STAND NUMBER
SITUATION
STAND SIZE (m2 )
MINIMUM STAND SIZE
RATING UNITS
RATING ZONE
LAND VALUE XX
30200
Unit K
1815
1800
1 Unit 3
$ 2XXX
30201
2417
1.5 Units
30202
1826
30203
1835
30204
30205
30206

18. Summary of Actual Properties in the Roll versus Initial Estimates
 Property Type
Actual
Initial Estimate
Variance
Number
% Variance
Commercial and Institutional
 2 968
 1 970
 998
 51%
Industrial
 292  0
Residential
 73 687
 56 000
 17 687
 36%

19. Challenges Experienced During the GVR Exercise
Unavailability of Master Plans, Local Development Plans and some Layout Plans
Lack of updated information regarding some subdivisions and developments
Conflicting property information
Lack of public awareness
Inaccessibility of properties
Unauthorized developments – illegal settlements
Duplicated stand numbers

20. Examples of Duplicated Stand Numbers
FIRST USE
DUPLICATE USE
19681
Shop, Unit M (Vamery Investments)
Council Pre-school, Unit N
(C Hupenyu)
19286
Reformed Church in Zimbabwe, Unit C
Council Bar, Kubatana beer hall, Unit J
6913
Bethel Christian Church, Zengeza 1
Shop in St Marys (Kwenda Paul)
6914
United Pentecostal Church, Zengeza 1
Shop in St Marys (Stephen N)
6919
CCAP, Zengeza 2
Shop in St Marys(Malebe)

21. Examples of Informal Properties
SUBURB
SITUATION
Unit A
Along road to Unit H there are 160 stands without an Environmental Impact Assessment
Unit G
Developments in buffer zones and open spaces, there are 8 stands pegged in a buffer
68 stands created in a wetland at Chibuku Stadium

22. Suggestions and Recommendations
There is need for increased inter-departmental coordination and integration, e.g. between the Surveyor General and Local Planning Authorities to create harmonized general plans
The planning and housing departments need to upgrade their IT systems.

23. Conti…
3) It is essential for the Chitungwiza Council to have a supplementary roll. This is also a requirement under the Urban Council Act Chapter 15: 29 Section 248
Areas of the Supplementary Roll include:
any property which does not appear on the current valuation roll; and
any non-residential property the value of which has been materially affected by alterations, additions or demolitions

24. Conti…
any properties which have been consolidated or any property which has been subdivided into lots as shown on an approved diagram or general plan within the meaning of the Land Survey Act [Chapter 20:12];
any property in respect of which there are errors in the general valuation roll affecting the value or assessment of the property

25. Benefits of the GVR to the Council
More properties on the council’s database, this translate into potential increase of revenue generated
Assists the council in planning and development of the town
Forms the basis for property titling
Prioritisation of revenue generation and debt recovery strategies

26. THANK YOU