Table Mountain overlooks a suburban neighbourhood under a clear sky. 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 bymunicipal valuerswill take place only in exceptional cases. For most properties, valuations will be generated remotely using market data and modelling.
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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 forhomeowners.
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