Objection Period Open Until 30 April 2026.
If you own property in Cape Town, you’ve probably seen the term “GV2025” pop up recently.
GV2025 is the City of Cape Town’s latest General Valuation Roll. In simple terms, it’s the official list of property values used to help calculate your municipal property rates from 1 July 2026 until the next valuation cycle in 2028.
If the value recorded for your property appears to be too high, there is a formal objection process that runs from 20 February until 30 April 2026.
If you are considering a Cape Town municipal valuation objection, it’s important to act within this official window.
What is GV2025, and why was my property valued?
Every three years, the City conducts a new municipal valuation of all properties in its jurisdiction. The goal is to determine what each property would reasonably have sold for on the open market at a specific date.
For GV2025, that valuation date is 1 July 2025.
Not every property is physically inspected. In many cases, the City relies on sales data and area trends to determine value. In most instances, this works well, but individual properties can be overvalued.
Even a small difference in valuation can affect your rates over the next three years.
How do I check my GV2025 valuation?
You can look up your GV2025 value via the City’s official search portal
here.
You’ll need your erf number or sectional title details. If you’re unsure where to find that, you can check:
- Your title deed
- Your original sale agreement
- An old levy statement
One small but important note: your door number is not necessarily your section number.
Once you find your valuation, the real question becomes:
Does this reflect what your property was actually worth on 1 July 2025?
That’s not always easy to answer without access to verified sales data from that period. This is where assistance from a property professional can make a real difference.
How will my municipal rates be calculated?
Based on information made public by the City of Cape Town:
- The first R500 000 of properties valued below R8 million will be exempt
- The balance above that exemption becomes the taxable amount
- The proposed rate is 0.006428 in the rand (reduced from 0.0071590)
So even if your property value has increased, the actual impact on your monthly rates may not be as dramatic as you expect.
Still, if the base valuation itself is incorrect, it can influence your rates for the next three years. That’s where the objection process comes in.
How to lodge a GV2025 municipal valuation objection
The process itself is structured and formal.
You must:
- Use the City’s official objection form
- Submit within the official objection window (20 February - 30 April 2026)
- Provide supporting evidence relevant to 1 July 2025
- Keep proof of your submission
It’s important to note that you cannot use your neighbour’s municipal valuation as motivation. An objection must be supported by actual comparable sales relevant to the valuation date.
Objections can be submitted online, by email, or at designated municipal venues.
It’s also important to know that the municipal valuer may decrease, increase, or confirm the existing valuation. If you disagree with the outcome, there is a formal appeal process through the Valuation Appeal Board.
Need help sense-checking your GV2025 Value?
Most homeowners look at their GV2025 number and try to rely on instinct.
The difficulty is that the valuation date is in the past. Determining what your property was worth at that exact point requires access to actual transfer data and a clear understanding of what qualifies as a true comparable sale.
That’s where our team can assist.
We will conduct a free market assessment to compare your GV2025 valuation against verified sales evidence from around the valuation date.
If an objection makes sense, we can guide you on structuring it correctly, but you will have to submit it within the deadline.
Get in touch:
To speak to one of our property professionals, visit
Our Team page and get in touch directly.