At Baker Street Properties, we work with a wide range of property owners, investors, and occupiers who all ask a similar question when a new valuation roll is published: "How do we make sure our municipal valuation is fair and correctly assessed?"
Having supported clients through valuation queries and objection processes across Cape Town, we know that outcomes improve when objections are timely, evidence-based, and correctly submitted. This article gives you a practical guide to GV2025 so you can act confidently within the objection window.
Key Takeaways
- • The GV2025 objection period runs from 20 February 2026 to 30 April 2026.
- • You can only object to specific entries on your property record, not rates policy in general.
- • Strong supporting evidence is essential, including comparable sales data and valuation support.
- • Always submit within the official window and keep proof of submission.
- • If needed, you can appeal after the municipal valuer decision within the prescribed appeal period.
What is GV2025 and when you can object
The City of Cape Town is preparing a new General Valuation Roll (GV2025) to determine the market value of rateable properties for rates billing as at 1 July 2025.
The new rates and taxes will be payable from 1 July 2026.
Property owners can view the roll and lodge objections between 20 February 2026 and 30 April 2026.
Inspection period
Once GV2025 is published, the roll must be made available for inspection on the City's website and at designated municipal offices.
There is a specific objection window between 20 February 2026 and 30 April 2026.
Objections must be lodged in this period and no late submissions will be accepted.
You can check your valuation online using either the Erf number or property address.
Lodge an objection: Step-by-step
a. Obtain the official form
You must use the City's official objection form (available online on the City's valuation portal or at municipal offices).
View the City of Cape Town property valuation objection page
b. What you can object to
You can object to any specific entry relating to your property in the valuation roll, such as:
- The market value assessed
- Property details (sizes, improvements, category, etc.)
- Errors in information recorded
Important: You cannot object to the roll as a whole or complain about general rates increases. You can only object to specific errors relating to your property entry.
c. Grounds and evidence
To be considered, your objection must be supported by evidence showing your valuation is incorrect as at 1 July 2025, such as:
- Recent comparable market information from similar nearby properties around mid-2025
- A professional independent valuation report
- Photographs showing condition issues or discrepancies
- Records of significant improvements or defects
- Legal or physical constraints affecting value
d. Submission
Objections can typically be submitted:
- Online through the City's e-Services portal
- By email
- In person at municipal inspection/objection venues (where available)
Always keep proof of submission.
What happens after you object
a. Municipal valuer decision
The municipal valuer will assess the objection based on the evidence presented and may either agree with the objection and amend the roll or reject it.
In assessing the objection, the municipal valuer is entitled to recommend an increase in value.
You will receive a written decision notice with the outcome.
b. If value changes by more than 10%
If the municipal valuer changes the valuation by more than 10% (up or down), your objection is automatically reviewed by the Valuation Appeal Board (compulsory review).
Appeals process
If you are unhappy with the municipal valuer's decision, you can appeal to the Valuation Appeal Board within the prescribed appeal period (normally indicated in the decision notice).
This board is independent and will confirm, amend, or revoke the valuation decision.
Tips to improve your objection
- Collect credible market data close to 1 July 2025.
- Check that your property details (size, improvements, category) are recorded accurately.
- Submit your objection early in the objection window with all required fields and supporting evidence.
Key dates to remember
| Event | Date |
|---|---|
| Valuation Date (Base value) | 1 July 2025 |
| Objection Window Opens | 20 February 2026 |
| Objection Window Closes | 30 April 2026 |
| Valuation Effective / Rates Apply | 1 July 2026 |
Need help with comparable market evidence?
Should you decide to lodge an objection and require comparable market evidence, Baker Street Properties is able to assist.
Visit Baker Street Properties
