Cape Town property valuations 2025: what homeowners need to know before rates rise

The City of Cape Town has begun compiling its 2025 General Valuation Roll (GV2025), a process that will determine municipal property values - and ultimately rates bills - from July 2026.

The valuation date for the new roll is set at July 1, 2026.

Given the sheer volume of properties across the metro, the City is again relying on a Computer-Assisted Mass Appraisal (CAMA) system to assess values. 

While the system allows valuations to be completed efficiently, property professionals caution that it is not infallible.

Laurence van Blerck, a master practitioner at Ginena’s Real Estate, says some homeowners may find that their new municipal valuations come in higher than expected.

“Mass appraisal systems are effective for large-scale valuations, but they can’t always account for the nuances of individual properties,” Van Blerck said. 

“As a result, errors can occur, particularly where a property differs materially from surrounding homes.”

According to the City, physical inspections by municipal valuers will take place only in exceptional cases. For most properties, valuations will be generated remotely using market data and modelling.

Property owners will be able to view the GV2025 roll and lodge objections from February 20, 2026. 

Any revised valuations, together with the new municipal rates approved by council as part of the City’s budget, will take effect on July 1, 2026.

While national legislation requires municipalities to conduct general valuations at least once every four years, Cape Town has opted for a shorter three-year cycle. The City has previously argued that more frequent valuations help reduce sharp value swings and sudden rate shocks for homeowners.

Homeowners are entitled to object to their municipal valuations, but objections must be supported by credible evidence.

Comparable sales data reflecting actual market conditions as at July 1, 2025 valuation date will be central to any successful appeal.

“Affordability concerns or complaints unrelated to market value won’t be considered,” Van Blerck said.

“The objection process is strictly about whether the valuation reflects fair market value on the specified date.”

Property owners preparing to object are advised to gather sales evidence from around the valuation date and to keep detailed records of their properties. Documentation such as photographs, improvement histories, expense records and lease agreements can strengthen an objection.

It is also important to record any improvements made after July 1, 2025. Municipal valuers often only conduct physical inspections during the objection phase, which may occur months after the valuation date, increasing the risk that later improvements could be mistakenly factored into the assessed value.

The valuation process comes as demand remains firm in parts of the Cape Town metro. 

The northern suburbs continue to attract buyers, driven by established infrastructure, reputable schools and a family-oriented lifestyle.

The proposed Cape Winelands Airport is also expected to improve connectivity and stimulate economic activity in the region, potentially adding further upward pressure to property demand.

With rates bills directly linked to municipal valuations, property owners are being urged to review their assessments carefully once the roll is published - and to act promptly if the numbers don’t add up.