The City of Cape Town has recently completed its new General Valuation Roll (GV2025), which will determine property rates and taxes across the metropole until the next valuation in 2028.
The updated rates will come into effect on 1 July 2026, with property owners expected to receive notification of their new municipal valuations during February 2026.
The Municipal Property Rates Act 6 of 2004 (MPRA), which came into effect in 2005, introduced the principle that all property must be valued on the basis of market value and reflected as a single value. This includes the improved capital value of the property.
In terms of Section 46 of the MPRA, the “market value of a property is the amount the property would have realised if sold on the date of valuation in the open market by a willing seller to a willing buyer.” For GV2025, the valuation date was 1 July 2025.
Section 45 of the Act further states that properties must be valued in accordance with generally recognised valuation practices, methods and standards. While physical inspections are optional, municipalities may use comparative, analytical and computer-assisted mass appraisal (CAMA) systems, together with aerial photography and other valuation techniques, to determine value.
While many valuations will fairly reflect prevailing market conditions, some property owners may find discrepancies between their municipal valuation and what their property would realistically achieve in the open market. Fortunately, there is a formal process available to review and, where appropriate, object to valuations.
Property owners will be able to lodge objections between 20 February and 30 April 2026.
“Municipal valuations are conducted on a large scale using sophisticated systems,” says Annien Borg, Pam Golding Properties regional head for Boland and Overberg. “However, mass appraisal systems may not always account for every individual factor that influences a property’s true market value, such as specific location nuances, access considerations, condition issues or planned developments in the area.”
Because rates and taxes are calculated based on these valuations, it is important for homeowners to ensure that the value recorded accurately reflects market reality. For some owners , particularly retirees or long-term homeowners, even a small discrepancy can have a meaningful impact on monthly expenses over the next three years.
“Objections require credible comparable sales evidence from around the valuation date of 1 July 2025,” says Samantha Nel, Pam Golding Properties area manager for the Southern Suburbs.
“Well-researched, sales-based objections are materially stronger than unsupported submissions, which seldom succeed. This is where professional guidance becomes invaluable.”
A qualified property professional can assist homeowners by:
- Confirming the City’s property description, including size, improvements and zoning
- Providing relevant comparable sales from around the valuation date
- Identifying specific factors that may positively or negatively influence value, such as condition, access, views, noise exposure or unique property characteristics
“Most property owners simply do not have access to the depth of sales data required to prepare a compelling objection within the limited timeframe,” adds Nel.
Engaging an experienced Pam Golding Properties agent ensures that homeowners have accurate, up-to-date market insight and professional support throughout the process, helping them make informed decisions and protect their property investment with confidence.
