You’ve probably already heard murmurs of it: Cape Town property rates are going up again. But here’s what most homeowners don’t realize - the real cost hike might not be in the rates themselves, but in the new property valuation the City assigns to your home. And if that number is too high, it could lock you into years of inflated bills.
Maybe you’ve already received something from the City in the mail. Maybe you haven’t. Either way, this is one of those moments where doing nothing could quietly cost you thousands.
We get it - valuations, rates, and objection windows all sound like bureaucratic noise. But the City of Cape Town is currently revaluing every property in the metro, and those values will decide what you pay in monthly property rates starting July 2026.
In this article, you’ll learn what’s happening behind the scenes, how it could affect your household budget, and the smart steps you can take to make sure you’re not overpaying — especially if the City’s valuation turns out to be off the mark.
Every few years, the City of Cape Town reassesses the value of all properties across the metro. This isn’t random... it’s part of a scheduled process known as the General Valuation Roll (GV), which is used to update how much you pay in municipal property rates.
The latest version, GV2025, is currently being prepared. The values being calculated now — mid-2025 — will directly affect your rates from 1 July 2026.
Here’s how it works in plain terms:
What’s important to understand is that your rates bill is directly linked to the value the City assigns to your property. If the valuation is too high - even by a small percentage - you could end up paying significantly more every month for years.
The City says this process keeps rates aligned with market conditions. And yes, that's true... but mass appraisal isn’t perfect. And when mistakes happen, the burden of fixing them is entirely on you.
Here’s where things get real: the new valuations won’t just sit quietly in a database. They’ll feed straight into your monthly property rates bill, which is already set to rise across the board.
The City has confirmed an average rates increase of 7.96% for the 2025/2026 financial year. But that’s just the average. If your home is valued on the higher end... particularly above R7 million your increase could be closer to 15%, 20%, or even more.
Let’s break that down:
So even if your home hasn’t changed, and even if the market feels flat in your area, a higher-than-expected municipal valuation could significantly raise your ongoing costs.
And remember... once these new rates kick in from 1 July 2026, they’ll apply until the next revaluation cycle, likely 3–4 years later. That’s a long time to be overpaying, especially if the number is wrong.
The City’s revaluation process relies on what’s called mass appraisal. It’s efficient, but not perfect.
Here’s the short version: the City uses a system that estimates market value by comparing your property to others that recently sold in your area. But because it’s done by algorithms and bulk data — not physical inspections — the results can be rough.
That means your property could be:
This isn’t about catching intentional errors. It’s about human oversight in a system that’s built for speed, not nuance.
In past cycles, many Cape Town homeowners were shocked by how far off the City’s estimates were from what they’d actually sell their homes for. And because the City doesn’t automatically correct these discrepancies, it’s up to you to challenge them... and to do so within a strict window of time.
The bottom line: don’t assume the City got it right just because it looks official. When valuations are mass-generated, margin for error is built in.
If you check your new valuation and something feels off - too high, doesn’t reflect your property's true condition, or just doesn’t align with recent market trends — you can object. But there’s a process, and it’s important to get it right the first time.
Here’s how to do it, step by step:
You’ll be notified when the General Valuation Roll (GV2025) is published - likely in early 2026. Once that happens, the City will give you a specific objection period (usually 60 days) to dispute your valuation.
Important: Once this window closes, you can’t object - no exceptions for late submissions.
Objections must be submitted using the City’s official form - anything else won’t be accepted.
You need more than a gut feeling. The City wants you to prove that your valuation is too high based on market evidence as of 1 July 2025.
Your objection should include:
Be specific. The more evidence you provide, the stronger your case.
Follow the City’s submission instructions exactly - this might be online, by post, or hand-delivered, depending on what they specify. Keep proof of submission.
Key tip: Double-check that your form is filled out correctly and completely. Incomplete forms are automatically rejected.
Once your objection is reviewed, the City will notify you of their decision.
If you’re not satisfied, you have 30 days to lodge an appeal with the Valuation Appeal Board (VAB). You’ll need to fill out a second, formal appeal form and possibly present your case at a hearing.
This sounds like admin...and yes, it is. But a few hours spent now could save you thousands over the next few years. It’s about protecting your wallet, not just ticking a box.
If you would like some assistance getting a fair and accurate valuation click here:
The City of Cape Town does offer various relief measures that homeowners might overlook:
It's vital to investigate and apply for any of these rebates or relief measures you may qualify for.
While the formal objection period for GV2025 is expected to open around February 2026, there are proactive steps you can take now:
The City of Cape Town's property revaluation for 2026 is an important process that directly impacts your finances. While the idea of navigating municipal processes can feel daunting, understanding what’s happening, why it matters, and what you can do puts you in control.
You shouldn't trust the city's valuation blindly – it's a mass appraisal, not a bespoke assessment of your unique home. You have the right to question it and ensure its accuracy. As your local property experts, we understand both the market nuances and the municipal procedures. We’re here to help you understand this process and avoid overpaying.
Bottom line, here’s exactly what you need to know: This valuation will directly impact your rates from July 2026. If your property is overvalued, you could be paying significantly more. Take pre-emptive action now by familiarizing yourself with the process and preparing to check your valuation and object if necessary.
Stay informed by tracking updates directly from the City of Cape Town’s Valuations portal. Your proactivity now can lead to significant savings next year.
If you would like some assistance getting a fair and accurate valuation click here: