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Objecting to your property valuation

The City collects information on all properties in Cape Town to perform general valuations every three years. These valuations define the market value of each property and, subsequently, the property's monthly rates. You may object to your property valuation during the objection period.

Rates-only Calculator

You can view your potential rates-only calculation based on the GV2025 valuation by visiting the GV2025 Roll.

Search for your property, then click on the property reference to view the attribute data for your property, including the rates estimation.

View the guidelines for assistance.

Objection period

SV03/GV2022 OBJECTION PERIOD

The SV03/GV2022 public inspection and objection process is open. Late objections will not be accepted.

Property owners may submit objections until 31 August 2026 as follows:

Via e-Services
Via email to valuationsobjection@capetown.gov.za
In-person at one of the public inspection and objection venues.

How to object

To submit an objection, you must first ensure that your property is eligible. This can be done by locating your property on the GV2022 Roll and checking whether an objection form is available for download.

You may object to any information displayed on the GV Roll, as long as you are able to support your objection. It is up to you, as the objector, to prove that the market-value assessment is wrong.

As a minimum requirement, legislation requires that you complete all the fields on the objection form, and provide all the requested information.

For your objection to be considered, make sure that:

you complete every field on the objection form
your objection is well-motivated using market-related information as at the date of valuation (e.g. comparable sales)
if your property is commercial, or where there is no available comparable sales - your objection form must be accompanied by appropriate supporting documentation e.g. annual financial statements, photos of the property (in the case of structural defects)
your objection is against the entries on the valuation roll, and not against the amount payable for rates
your objection is submitted on the prescribed objection form
your objection is submitted on its own objection form, and not as one of multiple properties on a single objection form
your objection form is submitted during the prescribed objection period

objection motivations

It is compulsory to submit appropriate supporting documentation for objections against Business and Commercial properties, and for properties for which no comparable sales are provided.

It is in your best interest to ensure that your objection is well motivated with market-related information as at the date of valuation. Comparing neighbouring valuations does not imply that the valuation is wrong, and cannot be used as a motivation for an objection.

Objecting against your property value

You may submit your objections via the following channels:

online disputes

We encourage you to submit your dispute online via e-Services, as this is the most efficient method. Objections submitted via e-Services will be sent directly to the Valuations Database for resolution by the valuer.

Dispute forms are ONLY available on the e-Services platform during the prescribed dispute period applicable to your property.

Online:
Submit your objection online via e-Services.

Email:
Email your objection to valuationsobjection@capetown.gov.za

Please note

Objections must be lodged on the prescribed objection form.

How to download the objection form:

View the relevant GV Roll for which the objection period is open (GV2022)
Search for your property using one of the search fields
Click on your property reference
Click on Dispute Forms and select your language preference then click 'ok'
Click print or download
If the display message reads 'This property is not eligible to submit a dispute at this time' this means that your property was not valued in the SV roll, therefore, you are unable to download an objection form for your property.

Follow the instructions in the quick guide.

Please note

Objections may only be lodged during the prescribed objection period, and may only be lodged against the roll for which the objection period is open. You will therefore not be able to download an objection form if your property is not valued on the valuation roll for which the objection period is open.

In-person:
Submit your objection on weekdays at one of the objection venues on the specified dates during the specified times..

Objecting against other information

If your objection is that the property owner’s name or address is incorrect or the property has been omitted, this will be referred for investigation. Properties that do not appear on the roll will be valued on a Supplementary Valuation Roll (SVR), which is published every July.

rates payable

Dissatisfaction with the amount of rates payable does not constitute an objection.

Change your property rating category

If you can prove that your property has been categorised incorrectly, you can apply to have it changed.

Acknowledgement of objections

We will issue an official acknowledgement notice for every objection received during the official objection period. This is a valuable document and must be kept as it may be required as proof of the objection in the future. You will also need this document when communicating with the Valuations Office.

Valuation appeal process

To appeal a property valuation objection decision, you must first have objected to your property’s valuation during the objection period.

Remember

Not all properties are eligible for the appeal process. Email valuationsappeals@capetown.gov.za to confirm if your property valuation can be appealed. If eligible, you will be sent the necessary appeal form.

You have 30 days to appeal the objection decision from the date you receive notice from the City. You may also request the reasoning for the objection decision.

Once you have submitted your appeal form, you will receive a date via email, indicating when you must appear in front of the Valuation Appeal Board (VAB), an independent board which functions separately to the City. You will be required to state why you don’t agree with the valuation of your property. You may bring a lawyer or valuer to help state your case.

Appeals need to be properly motivated – the City may seek a cost order against appellants who submit frivolous or unsubstantiated appeals.