Homeowners across the metro are being urged to check their latest property valuations after the City of Cape Town opened its 2025 General Valuation Roll (GV2025) for public inspection and objections.
The valuation process directly affects how municipal property rates are calculated, which means it can influence how much you pay each month.
Here’s a simple guide to what’s happening, why it matters, and what you should do next.
What is the General Valuation Roll?
By law, municipalities must reassess property values at least every four years under the Municipal Property Rates Act.
The GV2025 roll:
- Covers about 970,000 properties across Cape Town
- Reflects each property’s market value as at 1 July 2025
- Will take effect from 1 July 2026
- Forms the basis used to calculate municipal property rates
Market value refers to the price a property would reasonably sell for between a willing buyer and seller under normal market conditions.
Importantly, valuations are done from scratch each cycle using property market data and comparable sales — not by simply increasing previous values by a percentage.
Why this valuation matters to your rates bill
Alongside the new valuation roll, the City has proposed measures aimed at limiting rate increases for homeowners.
These include:
- A proposed 10.2% reduction in the residential “rate-in-the-rand” (the formula used to calculate property rates)
- Increasing the rates-free threshold from R450,000 to R500,000
- Extending certain relief benefits to properties valued up to R8 million
According to Mayor Geordin Hill-Lewis, these changes mean more than 60% of residential properties could see either no increase or even a decrease in rates, despite rising property values.
However, your individual outcome depends on your property’s valuation, which is why checking it is essential.
How to check your property valuation
Property owners can now inspect the GV2025 roll online or in person.
You can access your valuation by:
- Visiting: www.capetown.gov.za/propertyvaluations
- Searching using your property address or erf number
Online tools allow you to:
- View your valuation notice
- Compare nearby property sales
- Use an automated rates calculator
- Download a pre-completed objection form if needed
What to do if you disagree with your valuation
If you believe your property value is incorrect, you have the legal right to object, but strict rules apply.
You may lodge an objection if:
- The valuation does not reflect market value as at 1 July 2025
- Property-specific factors were not properly considered
Your objection must:
- Be submitted on the official objection form
- Apply to one specific property only
- Include supporting reasons or market evidence
- Be submitted before the deadline
You cannot object to:
- Your municipal bill amount
- Service tariffs such as water, sanitation or cleaning charges
How to submit an objection
The City offers three submission options:
✅ Online (preferred method)
20 February – 30 April 2026
- Via e-Services portal: www.capetown.gov.za/en/eservices
- Requires registration beforehand
20 February – 30 April 2026
- Download form and send to: valuationsobjection@capetown.gov.za
✅ In person
20 February – 31 March 2026
At public inspection venues across the city, including:
- Cape Town Civic Centre
- Bellville Civic Centre
- Athlone Stadium
- Gugulethu, Delft, Khayelitsha, Strand, Constantia and other locations
(venues operate on weekdays only)
⚠️ No late objections will be accepted.
What happens after you object?
Once submitted:
- The Municipal Valuer reviews your case.
- A decision is issued in writing.
- Your valuation may increase, decrease, or remain unchanged.
- Your rates account will be adjusted accordingly.
- You may appeal if you disagree with the outcome.
Key deadlines homeowners should remember
- Inspection period opens: 20 February 2026
- In-person objection deadline: 31 March 2026
- Online/email objection deadline: 30 April 2026
- New valuation takes effect: 1 July 2026
Why the City wants residents to participate
The City says public participation is a critical part of ensuring fairness and accuracy in property valuations.
Checking your valuation now ensures:
- Your property value reflects market reality
- You avoid paying incorrect rates later
- Any disputes are resolved before the new rates system takes effect
Homeowners are encouraged to review their valuation as soon as possible rather than waiting until the deadline period.
Even if your property value has increased, proposed rate reductions may limit how much you pay, but you should still verify your valuation and act quickly if something looks wrong.
