On 20th February 2026, the City of Cape Town released its General Valuation Roll (‘GV2025’) – the official register of municipal property values used to calculate property rates across the metro. Crucially, the new valuations will directly determine what property owners will pay in municipal rates from 1st July 2026 onwards.
What is the GV2025?The GV2025 is the City’s official record of the market value of every rateable property falling within the jurisdictional parameters of Cape Town. These values are used to calculate municipal property rates, which form part of your monthly municipal bill. Specifically, rates are calculated by multiplying the municipal valuation of your property by the applicable tariff, subject to certain rebates and category-specific exemptions.
As the new roll sets valuations based on the market value of properties as at 1st July 2025, it will influence property rates for the coming valuation cycle beginning in July 2026.
Why the objection process mattersMunicipal valuations are conducted using mass appraisal systems and statistical models to value hundreds of thousands of properties at once. While efficient, these systems cannot always account for the unique characteristics of each property, such as current property condition, location, access issues, structural defects, or market circumstances negatively impacting comparable sales. Accordingly, errors or inflated valuations do occur.
If your property’s municipal valuation exceeds its realistic market value, you may end up paying significantly more in rates than necessary for the duration of the valuation cycle. Indeed, even a modest valuation error can result in thousands of Rands in additional rates over time.
How can I object?Fortunately, the law provides a formal process for property owners to challenge incorrect valuations.
Lodging a well-motivated objection allows the municipal valuer to review your property’s valuation and adjust it if deemed inaccurate. However, successful objections typically require credible supporting evidence, such as comparable property sales and professional valuation reports.
When do objections close?The official objection window is 31st March 2026 for in-person inspection of the roll at twenty designated venues and 30th April 2026 for online/email objections. Email your objections to
[email protected] or submit your opposition via e-Services by accessing this link.
Objections must be submitted within this prescribed period as late objections will not be accepted.
Importantly, objections must relate to specific details about your property entry in the valuation roll – not a general complaint about rates increases.
With seven offices located across the Western Cape, STBB is well placed to provide expert legal guidance on all property-related matters. For further information, contact our experienced team today.
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