The City of Cape Town has kicked off its property valuations for the 2025 General Valuation Roll (GV2025), setting the stage for what could be significant changes to municipal rates across the metro.
With 1 July 2025 designated as the official valuation date, homeowners are being urged to prepare for the process and understand their rights when it comes to objecting to their property’s assessed value.
The city uses a Computer-Assisted Mass Appraisal (CAMA) system to handle the massive task of valuing hundreds of thousands of properties across Cape Town. While this system streamlines the process, it’s not without its flaws.
“Certain homeowners might find their new municipal values unexpectedly high,” warns Laurence van Blerck, a Master Practitioner in Real Estate at Ginena’s Real Estate. He notes that although the CAMA system is efficient, it can still produce errors that catch property owners off guard.
Physical inspections by municipal valuers will only happen in exceptional cases, which makes it even more important for homeowners to be prepared if they need to challenge their valuation.
Important dates to remember
Property owners should mark these key dates in their calendars:
• 20 February 2026: GV2025 roll becomes available for viewing and objection process opens
• 1 July 2026: Revised valuations and new municipal rates come into effect
The city conducts these valuations every three years – more frequently than the legally required four-year cycle. This approach is designed to prevent sudden, dramatic jumps in property values and rates.
Homeowners who believe their property has been incorrectly valued have the right to object, but they need to bring solid evidence to support their case.
Van Blerck emphasizes that comparable sales data is crucial. “Sale prices from properties in the same area around the time of the valuation date are pivotal,” he explains.
Acceptable evidence includes:
• Comparable sales data showing market prices as of 1 July 2025
• Detailed documentation of property improvements or expenses
• Photographic evidence of the property’s condition
• Accurate records of any property upgrades
• Lease agreements where relevant
Property owners should also document any improvements made after the valuation date, as municipal valuers may inspect properties during the objection process – often months after the initial valuation date.
It’s important to note that objections based purely on affordability concerns or unrelated property issues won’t be considered valid.
Northern suburbs remain popular
The northern suburbs continue to attract families, thanks to excellent infrastructure, quality schools, and lifestyle opportunities. The planned Cape Winelands Airport is expected to boost connectivity and economic growth in the region, potentially driving up property demand even further.
Recent data from the Deeds Office shows the continuing appeal of these areas, with median property prices reflecting strong market interest.
With several months still to go before the objection process opens, homeowners have time to gather the documentation they might need. Van Blerck recommends starting early, particularly when it comes to researching comparable sales in your area.
The key is being proactive rather than reactive when the valuations are eventually released.
For more information about the property valuation process, homeowners can visit the City of Cape Town’s website or contact their local municipal office.
