False Bay homeowners should by now have received a notification that the City of Cape Town’s General Valuation Roll for 2026 (GV2025) is now open for inspection, and objection within in a limited period between 20 February and 30 April.
The values are calculated using a computer model (Computer-Assisted Mass Appraisal (CAMA)) by processing various data and imagery. New municipal rates which take effect on the 1st of July 2026, is calculated based on this new assessed market value of the property.
A key challenge is that a computer model may not necessarily take particular nuances about their property into account. Property values differ greatly, not just in terms of land, property size and improvements, but often, the location within the suburb and proximity to certain amenities. Values could vary even within the same street, complex or estate.
Seeff False Bay therefore recommends that property owners take the time to check, verify, and object, if necessary, within the prescribed time period, so as not to end up with overstated municipal rates.
Don’t miss the deadline to objective, otherwise it will be too late
The time to object is quite short and the court has already ruled that objection forms must be correctly completed, and reasons given for the proposed objections. Following the correct process is therefore vital. If an objection is not lodged during the advertised objection period, the prospects of getting the municipal valuation amended is low, barring special circumstances.
How to check whether you need to object?
If you believe that your property has been inaccurately valued, you have the right to lodge an objection during the designated objection period. To do this, you will need to provide a substantiated motivation to get the stated value lowered.
For this, a professional value assessment is required to support your objection. Here, the services of an experienced local area agent/agency are best placed to provide a data-driven assessment unique to your property which takes all nuances into consideration. This would then outline key factors to motivate a variation from the standard assessment value.
The process to object?
Once you have obtained a more accurate valuation, you will need to download the prescribed from and submit it either in person (by the 29th of March) or online (by the 30th of April). If you choose to do so, you could also make use of a registered valuer or attorney/s if warranted to handle your objection. The objection will be assessed by a municipal valuer who will either agree and amend the valuation/s or reject it. In some instances, the appeal board will need to confirm the adjustments. An appeal process is also provided for.
e-Services Portal - www.capetown.gov.za/en/eservices
Email - valuationsobjection@capetown.gov.za-
Objection Form – click the link below, scroll down, and follow the instructions:
Access the Valuation Roll - https://www.capetown.gov.za/Family%20and%20home/Residential-property-and-houses/property-valuations/current-and-upcoming-valuations
As a market leader with decades of experience in your local area, getting your property value assessed by Seeff could be the best move that you could make. The value will affect the rates that you will pay for the next 3 to 4 years.
Seeff False Bay would be delighted to assist with a free assessment and the necessary information to assist you to lodge the necessary objection if warranted. Contact us today.
