Valuation rolls · City of Cape Town

Cape Town valuation roll

The City of Cape Town values every property in Cape Town, the Southern and Northern Suburbs, the Cape Flats, Durbanville, Somerset West, Strand and the rest of the metro on its general valuation roll, and your rates are worked out from that value. Here is what the current roll says, how to look a property up, and how an objection works.

Current roll
GV2025
general valuation
Values as at
1 July 2025
date of valuation
In effect from
1 July 2026
rates bills use it
General objections
Closed
20 February to 30 April 2026

Look up a property in Cape Town

Free: erf number, township, last registered sale and imagery. No owner names.

ErfCheck reads the City of Cape Town roll directly: property reference, erf, township, extent, category and market value, and for sectional title the scheme number and unit. Most of Cape Town is registered under the township "Cape Town", so a bare erf number is usually enough with that township. You can also type an erf number with its township (for example "Erf 1234, Rondebosch") to get the street address back.

How to object to your valuation

  1. Check the window. The general-roll window (20 February to 30 April 2026) has closed. Supplementary valuation rolls are published during the year and each opens for objection; the City posts the dates on its property valuations page.
  2. Get the form. Objections go in on the City's own form, one property per objection. Online: the City's valuation portal. Notices and instructions: City of Cape Town valuations page.
  3. Give evidence, not a feeling. An objection succeeds on market evidence as at 1 July 2025: registered sales of similar properties on your street, in your scheme or suburb close to that date, and your own purchase price if it was recent. Defects the valuer could not see (structural damage, a smaller extent than recorded) count too.
  4. Keep paying rates on the roll value while the City decides. If you disagree with the decision you can appeal to the valuation appeal board; the City's decision letter explains how.

The R99 ErfCheck report puts that evidence on one page: the roll value, every recent registered sale on your street or in your scheme, your own transfer, and a plain verdict on whether the gap is worth contesting.

How the value turns into rates

Annual rates are the roll value, less any residential exclusion in the City's rates policy, multiplied by the rate in the rand the council sets in each year's budget (effective 1 July). A lower roll value lowers the bill in proportion. Try it with Cape Town's 2026/27 tariff:

Suburbs on file in Cape Town

Belhar10 672 properties · median R 690 000Pinelands4 311 properties · median R 3 162 500Bonteheuwel244 properties · median R 562 500De Waterkant86 properties · median R 8 700 000Mandela Park76 properties · median R 485 000Rylands67 properties · median R 2 100 000Soneike51 properties · median R 2 000 000Lansdowne50 properties · median R 2 250 000Milnerton Central43 properties · median R 3 100 000The Range33 properties · median R 870 000Sanddrift30 properties · median R 2 100 000Wynberg Upper30 properties · median R 4 250 000

Questions

Can I still object to the City of Cape Town GV2025 roll?
The general objection period (20 February to 30 April 2026) has closed. Supplementary valuation rolls are published during the year and each opens for objection; the City posts the dates on its property valuations page. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.
Does objecting stop me paying rates?
No. Rates stay payable on the roll value while the objection is decided. If the value is reduced, the City adjusts the account.
When do the new values apply?
From 1 July 2026. Rates bills from then on use the GV2025 value.
What value is on the roll?
The market value of the property as at 1 July 2025, set by the municipal valuer by mass appraisal. It is not today's market value and not a bank valuation.
Where do I find my erf number?
On your rates account, your title deed or the SG diagram, or type the street address into ErfCheck. See how to find an erf number.

Roll facts are taken from the City of Cape Town's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.