What is the average house price in Johannesburg?

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Yes, the analysis of Johannesburg's property market is included in our pack

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THEAFRICANVESTOR

A team specialized in real estate investing in African countries (South Africa, Kenya, Morocco, Nigeria, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in South Africa. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At TheAfricanVestor, we explore the South African real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Johannesburg, Cape Town, and Durban. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the average house price in Johannesburg right now?

The average house price in Johannesburg sits at approximately ZAR 1.5 million as of June 2025.

This figure represents a moderate increase from previous years, reflecting steady demand across the Johannesburg residential market despite economic challenges. The average has remained relatively stable throughout 2024 and into 2025, with some areas experiencing slight dips while others show modest growth.

The ZAR 1.5 million average encompasses all property types across Johannesburg's diverse neighborhoods, from entry-level homes in townships to mid-range suburban properties. However, this figure can be misleading when considering specific areas, as Johannesburg's property market varies dramatically by location and property type.

For context, this average positions Johannesburg as more affordable than Cape Town (R1.8 million average) but slightly higher than Durban (R1.1 million average). The Johannesburg market offers better value compared to other major South African cities while maintaining strong rental yield potential.

It's something we develop in our South Africa property pack.

How do prices differ between apartments, townhouses, and standalone houses?

Apartments command higher per-square-meter prices at approximately R11,785, while standalone houses average R10,100 per square meter in the greater Johannesburg area.

Apartments typically cost more per square meter due to their urban locations, security features, and proximity to business districts like Sandton and Rosebank. The higher density and convenience of apartment living justify the premium pricing, especially for young professionals and investors seeking rental income.

Townhouses fall in the middle range, with recent examples like a 150-square-meter Bryanston townhouse selling for R3.5 million. These properties offer a balance between apartment convenience and house-like living, making them popular among families who want security without sacrificing space.

Standalone houses, while lower in per-square-meter cost, often represent higher total purchase prices due to larger land portions and living spaces. These properties appeal to families seeking privacy, gardens, and expansion possibilities, particularly in suburban areas like Fourways and Randburg.

The price differential reflects market demand patterns, with apartments favored by investors and young professionals, while families gravitate toward standalone houses in secure estates or established suburbs.

Which areas in Johannesburg are the most expensive, the most affordable, and the most up-and-coming?

Category	Area	Average Property Value
Most Expensive	Sandhurst	R20 million
Most Expensive	Hyde Park	R13 million
Most Expensive	Dunkeld	R12.4 million
Most Expensive	Illovo	R8.6 million
Most Expensive	Bryanston	R4.8 million
Most Affordable	Soweto	Under R1 million
Most Affordable	Berea	Under R1 million
Most Affordable	Yeoville	Under R1 million
Most Affordable	Roodepoort	Under R1.5 million
Up-and-Coming	Midrand	R900,000 - R2.2 million
Up-and-Coming	Maboneng	R800,000 - R1.8 million
Up-and-Coming	Braamfontein	R700,000 - R1.5 million
Up-and-Coming	Fourways	R1.2 - R2.5 million

What are the typical prices for a 1-bedroom, 2-bedroom, and 3-bedroom property in different neighborhoods?

Property prices vary significantly based on bedroom count and neighborhood location, with Sandton commanding premium prices while Soweto offers affordable options.

In Fourways, a sought-after family suburb, 1-bedroom apartments start at R600,000, 2-bedroom units from R900,000, and 3-bedroom properties range from R1.2 to R1.8 million. This area appeals to young families and first-time buyers seeking security and modern amenities.

Sandton, Johannesburg's financial district, sees 1-bedroom apartments starting at R1.5 million, 2-bedroom units from R2 million, and 3-bedroom properties exceeding R3 million. The premium reflects proximity to major businesses, shopping centers, and transport links.

Soweto offers the most affordable housing options, with 1-bedroom properties ranging from R400,000 to R800,000, 2-bedroom homes from R600,000 to R1 million, and 3-bedroom houses between R900,000 and R1.2 million. This township represents excellent value for first-time buyers and investors seeking high rental yields.

Bryanston townhouses command higher prices, with 2-bedroom units starting at R2.8 million and 3-bedroom properties around R3.5 million, reflecting the area's established status and family appeal.

How much have average house prices in Johannesburg changed in the past year and over the last five years?

Johannesburg house prices have remained relatively stable over the past year, with average prices hovering between R1.3 million and R1.5 million through 2024 and into 2025.

The past year has seen a modest recovery from a slight dip in 2024, with certain suburban areas showing resilience while inner-city properties continued to face challenges. This stability reflects a buyer's market where supply meets demand without significant price pressures.

Over the five-year period since 2020, Johannesburg's property market has experienced mixed fortunes. The inner city has seen a cumulative decline of approximately 20% since 2018, largely due to urban decay concerns and infrastructure challenges affecting investor confidence.

However, suburban and upmarket areas have demonstrated remarkable resilience, with properties in Sandton, Fourways, and established northern suburbs maintaining or showing modest growth. This divergence highlights the importance of location selection in Johannesburg's property market.

The five-year trend indicates that well-located, secure properties in established suburbs have outperformed the market average, while areas requiring urban regeneration have struggled to maintain value.

What are the predictions for house prices in Johannesburg in 1 year, 5 years, and 10 years from now?

Property prices in Johannesburg are expected to remain stable or see modest growth of 3-5% by 2026, particularly in suburban and sought-after areas.

The one-year outlook suggests continued stability, with well-located suburban properties likely to outperform inner-city areas. Security-conscious buyers will continue driving demand for properties in established estates and gated communities, supporting price stability in these segments.

Over the next five years through 2030, suburbs with ongoing infrastructure upgrades and lifestyle appeal, including Sandton, Fourways, and Midrand, are predicted to outperform the broader market. Affordable housing demand is expected to continue rising, supporting price growth in accessible areas like Soweto and Roodepoort.

The 10-year outlook through 2035 anticipates long-term appreciation in growth corridors and areas benefiting from urban regeneration initiatives. However, overall market growth will track South Africa's economic fundamentals, population shifts, and infrastructure development.

It's something we develop in our South Africa property pack.

How does the average house price in Johannesburg compare to similar-sized cities like Cape Town, Durban, or Pretoria?

City	Average House Price	Price per m² (House)	Price per m² (Apartment)
Cape Town	R1.8 million	R17,094	R28,114
Johannesburg	R1.5 million	R10,100	R11,785
Durban	R1.1 million	R10,880	R13,640
Pretoria	R1.4 million	R9,800	R11,200
Port Elizabeth	R950,000	R8,500	R10,500

What are the additional costs involved in buying a house in Johannesburg, like legal fees, transfer duties, and agent commissions?

Transfer duty rates in South Africa were updated in April 2025, with significant benefits for first-time buyers and mid-range property purchases.

1. **Transfer Duty Structure (April 2025):** - 0% up to R1,210,000 - 3% on value above R1,210,000 up to R1,663,800 - 6% on value above R1,663,800 up to R2,329,300 - 8% on value above R2,329,300 up to R2,994,800 - 11% on value above R2,994,800 up to R13,310,000 - 13% above R13,310,0002. **Legal and Conveyancing Fees:** - Typically range from 0.5% to 1% of the purchase price - Plus 15% VAT on professional fees - Include property searches, documentation, and registration3. **Estate Agent Commission:** - Usually between 5% and 7.5% of the sale price - Plus 15% VAT on commission - Paid by the seller, not the buyer4. **Additional Costs:** - Bond registration fees (if financing) - Property inspection costs - Insurance and rates clearance certificates

For a typical R1.5 million property, buyers face minimal transfer duty but should budget approximately R15,000-R30,000 for legal fees and associated costs.

What are the typical monthly mortgage repayments for different types of properties at current interest rates?

Monthly mortgage repayments in June 2025 reflect the current prime lending rate of 11.75%, significantly impacting affordability calculations.

For a R1.5 million property with a 20-year mortgage term at 11.75% interest, monthly repayments amount to approximately R16,400, excluding insurance and municipal rates. This calculation assumes a typical 90% loan-to-value ratio with a 10% deposit.

A more affordable R600,000 property requires monthly repayments of approximately R6,600, making it accessible to first-time buyers and middle-income earners. This price point aligns with properties available in areas like Roodepoort and parts of Soweto.

Higher-end properties costing R3 million result in monthly repayments around R32,800, targeting affluent buyers and investors with substantial income streams. These payments exclude additional costs like estate levies, insurance, and municipal rates.

Current interest rates make property ownership challenging for many buyers, emphasizing the importance of substantial deposits and careful affordability planning before committing to purchases.

Is it a better financial decision right now to buy in Johannesburg to live in, to rent out short-term or long-term, or to flip for resale?

As of mid-2025, buying to live in Johannesburg offers the most attractive proposition due to current buyer's market conditions and stable pricing.

**Buy-to-Live Benefits:**- Buyer's market conditions favor purchasers- Stable prices provide certainty for long-term residents- Access to secure estates and growth suburbs at reasonable prices- Opportunity to lock in current interest rates before potential future increases**Long-term Rental Investment:**- Strong rental yields ranging from 7-9% across various areas- High tenant demand in affordable housing segments- Consistent income stream from areas like Soweto, Randburg, and Midrand- Growing young professional population driving rental demand**Short-term Rental Challenges:**- Limited tourist infrastructure compared to Cape Town- Regulatory uncertainties around short-term rentals- Higher management costs and vacancy risks**Property Flipping Limitations:**- Modest price growth expectations limit flip profitability- High transaction costs (transfer duties, agent fees) erode margins- Best suited only for up-and-coming areas with regeneration potential

The current market favors long-term strategies over quick speculation, making buy-to-live and long-term rental the smartest approaches.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in South Africa versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are some real-world examples of recent purchase prices in key neighborhoods?

Recent property transactions across Johannesburg demonstrate the market's diversity and pricing variations by location and property type.

**Sandton Financial District:**- 60-square-meter apartment: R1.5 million- Premium location with business district proximity- Modern finishes and security features included**Rosebank Cultural Hub:**- 75-square-meter modern apartment: R2 million- Walking distance to Gautrain station- Access to shopping and entertainment facilities**Bryanston Family Suburb:**- 150-square-meter townhouse: R3.5 million- Secure estate with community amenities- Popular among families seeking suburban lifestyle**Fourways Growth Area:**- 1-bedroom estate apartment: R600,000- Entry-level property in secure complex- Strong rental demand from young professionals**Maboneng Urban Regeneration:**- 80-square-meter converted loft: R1.8 million- Cultural district with artistic community- Potential for capital appreciation as area develops

These examples illustrate how location, property type, and neighborhood characteristics significantly influence pricing across Johannesburg's diverse residential market.

Based on current trends, which areas or property types offer the smartest investment opportunities in Johannesburg today?

Smart investment opportunities in Johannesburg as we reach mid-2025 center on tech-equipped, energy-efficient apartments and family-sized homes in growth suburbs.

**Technology-Enhanced Apartments:**- Growing demand from young professionals for smart home features- Energy-efficient units with solar power and backup systems- Located in areas with reliable fiber internet infrastructure- Appeal to tenants willing to pay premium rents for modern conveniences**Family Suburbs with Infrastructure:**- Sandton, Fourways, Randburg, and Midrand offer stable appreciation potential- Strong rental demand from families seeking security and amenities- Established infrastructure and proximity to business districts- Consistent capital growth track record over economic cycles**Affordable Housing Segments:**- Soweto, Roodepoort, and emerging Randburg areas provide high rental yields- Strong demand from middle-class families and first-time buyers- Government housing initiatives supporting area development- Entry-level pricing with growth potential as areas improve**Urban Regeneration Zones:**- Maboneng and Braamfontein offer significant capital appreciation potential- Cultural and creative industries driving gentrification- Government and private sector investment in infrastructure- Higher risk but potentially higher returns for patient investors

It's something we develop in our South Africa property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. TheAfricanVestor - Johannesburg Market Data
2. TheAfricanVestor - Johannesburg Real Estate Forecasts
3. TheAfricanVestor - Average House Price South Africa
4. TheAfricanVestor - Johannesburg Price Forecasts
5. WiseMove - Top 10 Richest Suburbs in Johannesburg
6. TheAfricanVestor - Johannesburg Property
7. BusinessTech - Areas Where South Africa's Middle Class Want to Live
8. Property24 - Top Local Property Markets in 2025
9. SARS - New Transfer Duty Rates Effective 1 April 2025
10. BetterBond - Home Loan Repayment Calculator