Property owner will have 60 days to Object to the new GV2025 Municipal Valuation
The 2025 General Valuation roll for Cape Town according to the City of Cape Town will be published, open for public inspection and objection on 20 February 2026. This will bring about new rates charges based on the new valuations. The objection period will commence on the date of publication being 20 February 2026 and will close on 30th April 2026.
The impact for property owners is that all properties within the boundaries of the City of Cape Town will be re-valued based on the market value as at 1 July 2025. The new rates and taxes will be payable on the property based on the new general valuations, as from 1 July 2026.
The 60-day objection period is rather short and upon receiving notices, the property owner should immediately ascertain whether the value determined and reflected on the notice is a reasonable market value of their properties as at 1 July 2025. If not, they will need to object to the values either themselves or employ the services of a registered professional property valuer to assist with their objections. The court has already ruled that objection forms must be correctly completed, and reasons given for the nature of the objections.
A very common mistake amongst the Media, Estate Agents and the property owner is that on receipt of the valuation, they immediately calculate the rates payable on the new value based on an escalated current rates tariff. The rates tariff is set annually in terms of the Rates Policy which will usually be published for comment during March 2026. Until such time as we received a hint of the new tariff, rather concern yourself with the accuracy of the valuation than guessing the rates. The sudden outcry by Capetonians with the imposition of the cleaning tariff led to owners suddenly wanting to challenge their GV2022 valuations which they were previously satisfied with.
It is in this regard, one must also raise the issue of the question of rates payable on guest houses, Airbnb, Booking.com and all commercial accommodation. While the Rates Policy has not been made available for inspection, it maybe during the upcoming rates period or next year that either the commercial tariff as opposed the residential tariff will be used. The rates policy already makes provision for types of commercial property, and the residential category is specific as to what constitutes a residence. Any change to the commercial category or new category introduced, will impact on the income the owner receives. As such, it may well be a view as to what methodology the valuer will apply when attending on the objection. Unfortunately, we cannot second guess what the intended process or charges that will be raised by the City until a formal announcement is published in this regard.
The objection assessment takes time and property owners should ensure their objections are submitted sooner rather than later. In all cases, we suggest that your subject line when submitting emails commences with the Property Reference Number as shown on the notice (with properties in the City of Cape Town commencing either CCT, OOS, BLW, SPM etc.) followed by the address and Erf no. Should you not be the registered owner even if the property is in the name of a Trust or Company, you will be required to submit the relevant Resolution and a Proxy together with a copy of your ID when you lodge the objection.
Once the objections are received by the Council, they will then be assessed by a municipal valuer, who may either agree with the objection and proceed to amend the municipal valuations or reject the valuation. The municipal valuer may also recommend an increase in the values of the property. If the values published in GV2025 General Valuation Roll are found to be too low. This could happen whether you object or not as a mistake maybe realised upon publishing the values already and it is not uncommon that Supplementary Valuations are immediately attended on. The appeal board will need to confirm the adjustments where the value has changed by more than 10%. Only an amended valuation that is recorded in the valuation roll is valid. Sometimes, the property may have two or more Erf numbers in which case, the value will appear on one property only and the others will be reflected as RNil.
If your property does not appear on the valuation roll, then you must file an “Omission” report. By neglecting to do this, may result in you encountering problems should you try and sell. If there is no GV2025 General Valuation reflected you will not be able to obtain a rates clearance which in our experience can take then anything from 3 months. Particularly owners or developers of new sectional title schemes, should ensure the valuations are attended to without delay. We find that being proactive will always be in your favour.
If you have intentions to submit your own objection and make use of free information distributed by estate agents to support and value your property, then ensure that the information obtained includes factual information about properties that have been sold (as at the date of valuation and not current) which is sufficient to lodge a motivated objection. The use of computer aided calculations without underlying information is usually frowned upon and objections must contain the suggested value. Do not leave this valuation blank. This is a time-consuming exercise and the services of a Professional Registered Property Valuer (SACPVP registered), who has the experience in attending on municipal valuations and appeals be engaged. Only a registered valuer may charge for the valuation services rendered.
Upon receipt of the responses to the objections, if the owners are dissatisfied with the outcome of the objections, the owners may appeal against the new market values, within 30 days of notice of the ruling of the objections. An appeal board hearing is a formal hearing, and the owners or their valuer will be given an opportunity to provide oral evidence, as well as an opportunity to cross-examine the municipal valuer. The onus is upon the owner to prove the municipal valuation is wrong. The owner needs to therefore ensure that both objection and appeal are well prepared with appropriate motivation. The services of a professional valuer should be engaged for the appeal, as the owner may be able to achieve substantial savings if it is professionally handled.
Having been involved in Municipal Valuations and Objections/Appeals as well as Reviews for more than 45 years, it is essential to remind owners to co-operate with the Valuation Department and to provide any reasonable information that they require. When lodging an objection, it is important that you retain a copy for your records and obtain a receipt as confirmation of the lodging of the objection. It is essential in properties rented out that the tenant discusses the valuation with the owner to ensure that the owner does not prejudice their objection from the outset. This is very important particularly in retail, commercial, and industrial premises. Tenants are often liable for the rates increases and have a right to object.
We provide a comprehensive service of undertaking the municipal valuation, attending on the objection and if necessary, the appeal. Supplementary Applications and reviews are all included in the process. We can provide specialised services for Leisure properties, educational institutions as well as commercial, industrial and residential properties. Remember any reduction obtained in this process can affect the rates you pay for 3 to 4 years, so it is often wise to obtain professional help.
The status of property values in some areas which have seen large increases over the past 3 years is likely to result in more objections. However, it will be important to assess your valuation prior to lodging an objection. Our company will not submit frivolous objections where we are of the opinion that there is no likelihood of any successful outcome
For more information or assistance with a valuation and your objection, contact Jerry L Margolius & Associates (in association with Margin Property Valuation Services ) 021 001 8204 // 082 425 8793 //021 434 4702 or send an email to info@marginpv.com.
Author:
Jerry Margolius Registered Professional Valuer/Arbitrator/Chartered Surveyor (Valuation)
MRICS Fellow (Life) FAIV / M RICS / F Ass of Arbitration / Appraiser
See www.appraise.co.za
Jerry L Margolius & Associates CC * Margin Property Valuation Services (Pty) Limited