GV2025: Cape Town's New General Valuation Roll to Take Effect 1 July 2026
The City of Cape Town has commenced the compilation of its 2025 General Valuation Roll (GV2025). This critical process determines municipal property values and, consequently, property rates from July 2026 onward.
While the new roll officially takes effect on 1 July 2026, the "date of valuation" is set as 1 July 2025. This fixed date ensures all properties are assessed against the same market conditions.
The Mass Appraisal Challenge
Due to the sheer volume of properties within the metro, the City utilizes a Computer-Assisted Mass Appraisal (CAMA) system. While this system facilitates efficiency, property professionals warn that it is fallible and some homeowners may receive valuations significantly higher than anticipated.
Mass appraisal systems are effective for large-scale assessments, but they cannot always account for the unique nuances of individual properties. Errors often occur when a specific property differs materially from the surrounding homes used as benchmarks.
The City has indicated that physical inspections by municipal valuers will occur only in exceptional circumstances. For most residents, valuations will be generated remotely using market data and statistical modelling.
Key Dates for Property Owners
Property owners can view the GV2025 roll and lodge formal objections starting 20 February 2026. Any revised valuations—alongside the new municipal rates approved in the City’s budget—will be implemented on 1 July 2026.
Though national legislation requires a general valuation at least every four years, Cape Town has opted for a three-year cycle. The City maintains that more frequent updates reduce drastic value swings and prevent sudden "rate shocks" for homeowners.
The Objection Process: Facts Over Feelings
Homeowners maintain the right to object to their valuations; however, these objections must be substantiated by credible evidence. Successful appeals typically rely on comparable sales data reflecting market conditions as of the 1 July 2025 valuation date.
Affordability concerns or general grievances unrelated to market value will not be considered. The process is strictly focused on whether the assessment reflects a fair market value on the specified date.
To strengthen a potential objection, owners should gather:
- Sales records of similar properties from mid-2025.
- Photographs of the property’s condition.
- Records of improvements or structural defects.
- Lease agreements and expense records (for investment properties).
Note on Improvements: It is vital to document the state of the property as it was on 1 July 2025. Because municipal inspectors may only visit during the objection phase months later, there is a risk that renovations completed after the valuation date could be mistakenly included in the assessment.
Market Outlook
This valuation comes at a time of sustained demand across the Cape Town metro. The Northern Suburbs and the Helderberg areas remain focal points for buyers, bolstered by established infrastructure, proximity to top-tier schools, and a family-oriented lifestyle. Furthermore, the proposed Cape Winelands Airport is expected to enhance regional connectivity, likely stimulating further economic activity and property demand.
As property rates are directly linked to these assessments, owners are urged to review their valuations carefully upon publication. If the figures do not accurately reflect market reality, prompt action is essential.