Your Complete Guide to GV2025: Understanding Cape Town's Property Valuation

The City of Cape Town is finalising its General Valuation Roll for 2025 (GV2025), with valuations based on market conditions as at 1 July 2025. On 20 February 2026, this roll will be published, opening a limited window for objections before new municipal rates take effect from 1 July 2026. For homeowners, this could mean the difference between accurate rates and paying thousands more than you should.

Why This Matters to Your Investment

Your home is far more than bricks and mortar. It's the sanctuary where you've nurtured family connections, the space you've elevated through thoughtful improvements, and your anchor in one of the world's most inspiring cities. Municipal valuations directly determine your property rates, and an inaccurate assessment could inflate your annual costs by thousands, diminishing the financial comfort your investment should provide.

The challenge lies in the methodology. Municipal valuations serve an essential civic purpose, but they apply broad-stroke assessments across thousands of diverse properties simultaneously. Your carefully planned renovations, the unique character of your neighbourhood, and subtle market fluctuations are nuanced elements that often escape mass valuation processes. The result are properties that are valued as if they exist in a vacuum, disconnected from their authentic market position. The good news is that you have the right to object. Preparing now puts you in the strongest possible position to protect your investment.

​Five Essential Steps to Prepare for an Objection

Gather Comparable Sales Evidence

Successful objections hinge on credible market data reflecting conditions as at 1 July 2025. Start collecting sales records of similar properties in your area from mid-2025. Focus on homes with comparable size, condition, features and location. Generic comparisons won't work—your evidence must demonstrate direct parallels that leave little room for dispute.

Document Your Property's True Condition

Photograph your property comprehensively, capturing its condition. Gather evidence of any repairs or renovations you've completed since 1 July 2025. The City's valuation is based on your property's condition as at that date, so improvements made afterwards shouldn't be reflected in this assessment, and you shouldn't be paying rates on work that didn't exist on the valuation date. Conversely, if your property required repairs in mid-2025 that have since been addressed, the valuation should reflect that earlier condition, not your home's current state. Documentation of these changes strengthens your objection if the City's assessment doesn't align with reality.

Get an Independent Professional Valuation

An independent valuation from Knight Frank provides the cornerstone of a compelling objection. Our valuers understand Cape Town's microclimates, from Atlantic Seaboard intricacies to Southern Suburbs subtleties. A professional assessment offers peace of mind and persuasive evidence should the municipal valuation prove inaccurate.

Review Your Property Classification

Municipal rates aren't determined by valuation alone. Your property's categorisation matters enormously. A residential property incorrectly classified as commercial could face rates several times higher than appropriate. Verify that your classification aligns with your property's actual use, as this single detail dramatically affects your financial obligation.

​Prepare Your Objection Documentation Now

Don't wait until 20 February to begin organising evidence. Objections must be submitted on prescribed forms, with comprehensive supporting documentation, within the stipulated timeframe. Successful appeals require meticulous presentation. You need reasons substantiated by evidence, not emotional appeals about affordability. By preparing now, you'll navigate the process with confidence rather than stress.

​Act Now, Not Later

Once the valuation roll is published on 20 February, you'll have a limited window to lodge your objection. Preparing now means you'll be ready to act immediately, rather than rushing to gather evidence under deadline pressure. People who wait are scrambling to gather evidence, commission valuations, and pull together compelling documentation, all under deadline pressure with no guarantee of success.

​Moving Forward with Confidence

At Knight Frank, we believe proactive homeowners protect their financial interests and the essence of their Cape Town experience. The morning ritual of coffee overlooking your garden, the pride in hosting gatherings in spaces you've thoughtfully designed, the security of knowing your family's future is anchored in a sound investment, these moments shouldn't be overshadowed by preventable financial strain.

GV2025 is your opportunity to ensure the valuation determining your rates for years to come accurately reflects your property's true worth. We're here to provide the clarity and expertise you need, turning a potential administrative nightmare into confident action that safeguards your investment in Cape Town's extraordinary lifestyle.