2012 General Valuation Roll (GV2012)
The City of Cape Town’s 2012 General Valuation Roll (GV2012) was certified by the municipal valuer on 31 January 2013.
In terms of legislation, a valuation roll remains valid for the financial year in which it is produced, and then for one or more subsequent financial years as the municipality may decide but, in total, not for more than four financial years.
It is best to conduct regular valuations, as long periods between valuations result in significant shifts in values. Due to the fact that there were shifts in the property market since the GV2009 valuation roll, the City decided to have the GV2012 after only three years.
The date of valuation of the GV2012 is 1 July 2012. All the properties are valued as at the same date of valuation in order to ensure fairness. The City’s valuations are based on actual property transactions (sales) that have taken place in the open market around the date of valuation. The Local Government: Municipal Property Rates Act, Act 6 of 2004, states that all properties on the valuation roll must be valued at market value. Market value is defined as “the amount the property would have realised if sold on the date of valuation in the open market by a willing seller to a willing buyer”.
The valuations staff continually collect and review sales. The sales data is used in the Computer-assisted Mass Appraisal (CAMA) of properties. CAMA is a computer-aided analytical procedure used by trained professional valuers to value the large number of properties within Cape Town. This programme makes valuation cheaper and faster, but no less fair.
The municipal valuer was responsible for the production of the 2012 General Valuation Roll, which is a document containing the municipal valuations the over 800 000 properties within the boundaries of the City of Cape Town. The municipal valuer was assisted by professional valuers, statistical analysts, data collectors and a host of diverse support staff. Once the CAMA system produces the values they are reviewed by the valuers for correctness and adjusted if necessary.
The GV2012 Valuation Roll was finalised and certified on 31 January 2013, and the roll was open for inspection and the lodging of objections between 21 February and 30 April 2013. The objection period for the GV2012 is closed. Late objections will not be accepted.
The GV2012 values are available on this website. You may search the valuation roll by clicking here
. Details can be found on the Budget website
(Annexure 2 - Property Rates). Information regarding valuation rolls during the GV2012 cycle
In terms of legislation, the existing valuation roll of the municipality must be updated at least once a year, and the update can only be done via a supplementary valuation roll.
Only a subset of the properties in the municipality is valued in a supplementary valuation roll. These properties are identified for valuation in terms of Section 78 of the Local Government: Municipal Property Rates Act, Act 6 of 2004 and would include, among others, properties that have recently been improved, subdivided or consolidated.
The following table provides information about the Supplementary Valuation Rolls that were completed during the GV2012 cycle. The objection periods for all these rolls have closed. No late objections will be accepted.
|Name of Valuation Roll (identification of valuation roll)
||Date of Certification (date the municipal valuer certifies values on valuation roll)
||Objection Period (period in which any person can lodge objections against values on valuation roll)
||Implementation Date(date the City will start billing on new values. Rates may be backdated depending on the effective date)|
|2012 General Valuation Roll (GV2012)
||31 January 2013
||21 February 2013 until 30 April 2013
||1 July 2013|
|First Supplementary Valuation Roll (SV01)
||30 April 2013
||21 May 2013 until 30 June 2013
||1 July 2013|
|Second Supplementary Valuation Roll (SV02)
||30 September 2013
||21 October 2013 until 29 November 2013
||1 December 2013|
|Third Supplementary Valuation Roll (SV03)
||31 January 2014
||21 February 2014 until 31 March 2014
||1 April 2014|
|Fourth Supplementary Valuation Roll (SV04)
||30 May 2014
||20 June 2014 until 30 July 2014
||1 August 2014|
|Fifth Supplementary Valuation Roll (SV05)
||30 September 2014
||21 October 2014 until 28 November 2014
||1 December 2014|
|Sixth Supplementary Valuation Roll (SV06)
||27 February 2015
||21 March 2015 until 30 April 2015
||1 May 2015|
|Seventh Supplementary Valuation Roll (SV07)
||30 June 2015
||21 July 2015 until 31 August 2015
||1 September 2015|
Eighth Supplementary Valuation Roll (SV08)
The Eighth Supplementary Valuation Roll (SV08) is being produced in terms of amended legislation that came into effect on 1 July 2015.
The amended legislation requires that:
- properties that have undergone changes are valued immediately
- owners are advised of the new valuation as soon as it is finalised
- the revenue department is advised about the new valuation, and implements this on the rates accounts immediately
- owners are afforded a 30-day period in which to request for the valuation to be reviewed
- owners must be advised of the valuer’s decision in respect of their review requests
- all the value changes that have taken place during the financial year must be published on a Supplementary Valuation Roll (SVR) at least once a year
- members of the public must be afforded a 30-day period in which to submit objections against the valuations with which they disagree after the SVR has been published
- objectors must be advised on the outcome of the objections they submitted, and must be afforded a further opportunity to appeal the objection decision if they disagree with it
To date, the City has valued approximately 20 000 properties in the SV08 in terms of the amended legislation. The owners of these properties have already received their notices and the values have already been amended on the rates accounts.
The SV08 roll will be certified on 30 June 2016, and the objection period for all the properties valued in the SV08 will run from 21 July until 31 August 2016. Owners whose properties were valued in the SV08 roll will receive notices to advise them of the objection period.