This study investigates the economic impact of a land tax implemented under the Local Government Municipal Property Rates Act No. 6 of 2004 on commercial farms using five case studies with fiveyear data sets in the Mtonjaneni and Umgeni municipal districts of KwaZulu-Natal. The case of farms' ability to pay annual rates between 0.25 per cent and 1 per cent of the value of improved land using real annual economic profit with and without rebates of up to 70 per cent proposed by the Department: Provincial and Local Government ranged from zero to five out of five years, with a mean of two out of five years. A 2 per cent land tax rate with such rebates could also be financed only in two out of five years on average. These results suggest that proposed annual land tax rates of 1.5 per cent (Mtonjaneni) or 1 per cent (Umgeni) on these specific farms would markedly reduce the incentive to invest in farm improvements.
JEL H22, 71
IntroductionSince the early 1990s, the South African (SA) Government has considered the implementation of a rural land tax, as reflected by 15 drafts of the proposed Local Government Property Rates Bill. This Bill has now been enacted into legislation as the Local Government Municipal Property Rates Act No. 6 of 2004 (hereafter referred to as "the LGMPRA") (Department: Provincial and Local Government (DPLG), 2004a). President Mbeki signed the LGMPRA into effect on 2 July 2005 (SA Government Gazette No. 27720, 2005). Prior to that date, farm land in South Africa was not subject to property taxes levied by municipalities. The new LGMPRA however, incorporates all previously unrated land into municipal boundaries, so that farm land that was not rated under the old municipal ordinances is now liable to pay a land tax (DPLG, 2004a).The power for SA municipalities to levy a tax on land stems from Section 229 of the SA Constitution, which guarantees "rates on property" as "an autonomous source of revenue for municipalities" (Franzsen, 2000: 1). In terms of Section 229 of the SA Constitution, a municipality may impose rates on property and surcharges on fees for services provided by or on behalf of the municipality. However, Section 229(2)(a) of the SA Constitution states that a municipality may not exercise its power to levy rates on property in a way that would materially and unreasonably prejudice (a) national economic policies; (b) economic activities across its boundaries; or (c) the national mobility of goods, services, capital or labour (DPLG 2004a: 28).In South Africa, the land tax is intended to "provide local government with access to a sufficient and buoyant source of revenue to fulfill its developmental responsibilities" (DPLG, 2004b: 5). There is a relatively limited amount of published literature that analyses the potential economic impact of a land tax on commercial farms in South Africa. Nieuwoudt (1990; noted that a land tax is likely to reduce land rents, and hence cause lower farm land values and discourage investment on farms. Franzsen (1995;2000) concluded that the implement...