As your local property specialists in Muizenberg and the greater False Bay area, we’re always keeping a close eye on anything that affects what for many is your biggest asset — your home. The City of Cape Town released its General Valuation 2025 (GV2025) roll on 20 February 2026, and it’s already generating plenty of conversation in our community.
Here’s what you need to know — and exactly how it could affect properties right here in our strip between the mountain and the sea.
Below are worked examples of how the GV2025 changes will affect your property rates (the “rates-only” portion of your municipal bill).
We are using the official figures released by the City of Cape Town:
- Old residential tax-multiplier: 0.007159
- New proposed tax-multiplier (from 1 July 2026): 0.006428 (10.2% lower)
- Old rates-free threshold: R450,000
- New rates-free threshold: R500,000
Formula used (annual rates):
Annual Rates = (New Property Valuation – Rates-free threshold) x Rate-in-the-rand (tax-multiplier)
Monthly rates = Annual ÷ 12
We assume your old valuation (from the previous roll) grows by exactly the city-average 17.1% for these examples. In greater Muizenberg and surrounds many properties have grown faster, but this shows the baseline offset provided by the lower rate and extra R50,000 relief.
Example Calculations
| Example Property | Old Valuation (previous roll) | New Valuation (+17.1%) | Old Monthly Rates | New Monthly Rates | Monthly Change | % Change in Rates |
| Modest family home (e.g. 2–3 bed in Capricorn village) | R1,500,000 | R1,756,500 | R626.41 | R673.06 | +R46.65 | +7.4% |
| Typical 3 bed | R2,500,000 | R2,927,500 | R1,223.00 | R1,300.33 | +R77.33 | +6.3% |
| Larger home | R3,500,000 | R4,098,500 | R1,819.58 | R1,927.60 | +R108.02 | +5.9% |
| Larger with standout feature/s | R5,000,000 | R5,855,000 | R2,714.45 | R2,868.50 | +R154.05 | +5.7% |
What these numbers actually mean for you
- Even though your valuation jumps 17.1%, your actual rates bill rises by only 5.7% – 7.4% thanks to the lower rate-in-the-rand and the extra R50,000 that is now rates-free.
- The higher your old valuation, the smaller the percentage increase in your rates (because the fixed relief becomes relatively smaller).
- These figures are rates only. Your full bill also includes fixed charges for water, sanitation, refuse and electricity (which are banded by value and will rise slightly).
Quick “what-if” for faster local growth
If your property in St James, Kalk Bay or Muizenberg grew by 25% instead of 17.1% (very common in our area), simply replace the growth factor in the formula above. The monthly increase would be roughly R30–R50 higher than the figures in the table, but still far less than the valuation growth.
Want your exact numbers? Send us your old valuation (or erf number) and we’ll run the precise calculation for your specific property — completely free. We can also supply recent comparable sales to support an objection if your new GV2025 figure looks too high, but keep in mind that forcing the City of Cape Town to take a closer look at your valuation might end in a higher valuation too!
These changes take effect 1 July 2026. The objection window closes 30 April 2026 — still time to check and act.
Drop us a message or pop into the Glendyr Dade Properties office on Main Road, Muizenberg. We’re here to make sure you’re paying the right amount and protecting the value of your home.
3 March 2026
