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Looking to understand the current housing prices in Durban? You're in the right place.
We keep this blog post constantly updated with the latest property data from Durban's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Durban.
Insights
- The average Durban property price of R2.7 million masks a significant gap with the median at R2.3 million, meaning luxury coastal homes in Umhlanga are pulling the average upward by roughly 15%.
- Durban buyers typically negotiate 6% to 10% below the asking price, largely because bank valuations and bond approval limits often force renegotiations on older properties.
- Umhlanga's average property price sits at R5.5 million, more than double the Durban metro average, showing how much the north coast premium affects local pricing.
- About 55% of Durban's property listings are apartments or flats, reflecting the city's coastal lifestyle and the popularity of sectional title living with built-in security.
- New properties in Durban command a 10% to 20% premium over older homes, mainly because buyers want modern security systems, backup power, and fiber connectivity.
- Price per square meter in Durban ranges from R12,000 in the CBD to R60,000 in premium Umhlanga locations, a fivefold difference driven by security and sea views.
- Over the past decade, Durban property prices rose about 85% in nominal terms, but only around 15% in real terms after accounting for South Africa's cumulative inflation of roughly 60%.
- A $100,000 budget (about R1.67 million) can buy you a 2-bedroom apartment of 70 to 85 square meters in established neighborhoods like Glenwood or Musgrave.
What is the average housing price in Durban in 2026?
The median housing price is more telling than the average in Durban because luxury coastal properties in areas like Umhlanga pull the average upward, while most buyers actually shop below that inflated figure.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources including Property24, the South African Reserve Bank, and Statistics South Africa, all of which we manually double-checked.
The median housing price in Durban in 2026 is approximately R2,300,000 (about $138,000 or €117,000), while the average housing price in Durban sits higher at R2,727,000 (about $164,000 or €139,000). This gap exists because high-end coastal homes skew the average upward.
About 80% of residential properties in Durban in 2026 fall within a price range of R1,200,000 to R4,500,000 (roughly $72,000 to $270,000 or €61,000 to €229,000).
A realistic entry range in Durban starts at R650,000 to R900,000 (about $39,000 to $54,000 or €33,000 to €46,000), which gets you an older 1-bedroom apartment of 40 to 55 square meters in areas like Durban Central or South Beach.
A typical luxury property in Durban in 2026 ranges from R10,000,000 to R25,000,000 (about $600,000 to $1,500,000 or €509,000 to €1,272,000), which includes 4 to 6 bedroom coastal homes of 300 to 500 square meters in premium areas like Umhlanga or La Lucia with sea proximity and security estate features.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Durban.
Are Durban property listing prices close to the actual sale price in 2026?
In Durban in 2026, properties typically sell for 6% to 10% below their listed asking price.
This gap happens mainly because sellers list with negotiation room built in, and bank valuations often come in lower than asking prices, forcing buyers to renegotiate. The difference is largest for older properties in the CBD and inner city, where maintenance concerns and perceived risks give buyers more leverage.
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What is the price per sq m or per sq ft for properties in Durban in 2026?
As of early 2026, the median housing price in Durban is approximately R20,000 per square meter (about $1,200/sqm or €1,017/sqm), which translates to roughly R1,858 per square foot (about $111/sqft or €95/sqft). The average price per square meter tends to run slightly higher due to premium coastal properties.
Modern apartments and homes in secure coastal developments like Umhlanga command the highest price per square meter in Durban in 2026, while older buildings in the Durban CBD have the lowest, mainly because of building age, maintenance costs, and buyer concerns about security and resale value.
In Durban in 2026, you'll find the highest prices per square meter in Umhlanga and La Lucia, ranging from R35,000 to R60,000 per sqm. The lowest prices per square meter are in Durban Central and South Beach, ranging from R12,000 to R18,000 per sqm.
How have property prices evolved in Durban?
Compared to January 2025, property prices in Durban have risen by about 6% in nominal terms, which works out to roughly 2% in real terms after inflation. This modest growth reflects stable demand in coastal areas while interest rate movements kept affordability tight for many buyers.
Over the past decade from 2016 to 2026, Durban property prices have increased by approximately 85% in nominal terms, but only about 15% in real terms. Most of the apparent growth simply reflects South Africa's cumulative inflation of around 60% over this period, with genuine value gains concentrated in well-located coastal and security estate properties.
By the way, we've written a blog article detailing the latest updates on property price variations in Durban.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Durban.
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 types of properties are available in Durban and how do their prices compare in 2026?
In Durban in 2026, approximately 55% of listings are apartments or flats, 30% are freehold houses, 10% are townhouses or duplexes, and 5% are other property types like smallholdings or retirement units. This heavy lean toward sectional title reflects Durban's coastal lifestyle appeal and buyer preference for secure, lower-maintenance living.
Average prices by property type in Durban as of the first half of 2026 are: apartments at around R1,600,000 ($96,000 or €81,000), townhouses at R2,200,000 ($132,000 or €112,000), freehold houses at R3,400,000 ($204,000 or €173,000), and luxury coastal apartments at R4,500,000 ($270,000 or €229,000). Luxury freehold homes in Umhlanga or La Lucia start at R12,000,000 ($720,000 or €610,000) and go much higher.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Durban?
- How much should you pay for an apartment in Durban?
- How much should you pay for a townhouse in Durban?
How do property prices compare between existing and new homes in Durban in 2026?
New properties in Durban in 2026 typically cost 10% to 20% more than comparable existing homes, with most transactions showing a premium of around 15%.
This premium exists because new builds come with modern security features, backup power systems, fiber connectivity, and no immediate maintenance costs, all of which Durban buyers now expect as standard in a market where load shedding and security are daily concerns.
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How do property prices vary by neighborhood in Durban in 2026?
Umhlanga and La Lucia represent Durban's premium market, with property prices ranging from R3,000,000 to R12,000,000 ($180,000 to $720,000). This area attracts expats and high-income buyers seeking secure estates, modern apartments, walkable restaurants, and proximity to top schools, which explains its average price of R5.5 million, more than double the Durban metro average.
Durban North and Westville offer family-friendly living with freehold houses and townhouses priced between R2,000,000 and R4,500,000 ($120,000 to $270,000). These neighborhoods balance leafy suburban settings with reasonable commute times to business hubs, making them popular with middle-class families who want space without the Umhlanga price tag.
Glenwood and Musgrave provide an urban lifestyle option with prices from R1,400,000 to R3,200,000 ($84,000 to $192,000). These Berea-area neighborhoods offer older character homes and apartments near restaurants, schools, and business nodes, appealing to young professionals and couples who prioritize location over modern finishes.
You will find a much more detailed analysis by areas in our property pack about Durban. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (ZAR / $) | Per sqm (ZAR / $) | Per sqft (ZAR / $) |
|---|---|---|---|---|
| Durban Central | Entry / Investor | R650k-1.2m / $39k-72k | R12k-18k / $720-1,080 | R1,115-1,672 / $67-100 |
| South Beach | Entry / Seaside | R750k-1.4m / $45k-84k | R13k-20k / $780-1,200 | R1,208-1,858 / $72-111 |
| Glenwood | Commute / Value | R1.4m-2.6m / $84k-156k | R18k-26k / $1,080-1,560 | R1,672-2,415 / $100-145 |
| Musgrave | Lifestyle / Schools | R1.6m-3.2m / $96k-192k | R20k-30k / $1,200-1,800 | R1,858-2,787 / $111-167 |
| Morningside | Lifestyle / Mixed | R1.2m-3.5m / $72k-210k | R19k-30k / $1,140-1,800 | R1,765-2,787 / $106-167 |
| Berea | Family / Central | R1.5m-3.5m / $90k-210k | R18k-28k / $1,080-1,680 | R1,672-2,601 / $100-156 |
| Durban North | Family / Coastal | R2.2m-4.5m / $132k-270k | R22k-35k / $1,320-2,100 | R2,044-3,252 / $123-195 |
| Westville | Family / Leafy | R2m-4.2m / $120k-252k | R18k-28k / $1,080-1,680 | R1,672-2,601 / $100-156 |
| Bluff | Value / Sea Views | R1.3m-3m / $78k-180k | R16k-25k / $960-1,500 | R1,486-2,323 / $89-139 |
| Hillcrest | Family / Suburban | R2.3m-5m / $138k-300k | R18k-28k / $1,080-1,680 | R1,672-2,601 / $100-156 |
| Kloof | Family / Suburban | R2.4m-5.2m / $144k-312k | R18k-30k / $1,080-1,800 | R1,672-2,787 / $100-167 |
| Umhlanga / La Lucia | Premium / Expat | R3m-12m / $180k-720k | R35k-60k / $2,100-3,600 | R3,252-5,574 / $195-334 |
How much more do you pay for properties in Durban when you include renovation work, taxes, and fees?
When buying property in Durban in 2026, expect to pay 6% to 12% above the purchase price once you include transfer duty, legal fees, and potential renovations.
For a property around $200,000 (about R3,330,000) in Durban, you'll likely pay an additional R170,000 to R320,000 ($10,000 to $19,000) covering transfer duty, conveyancing fees, and minor repairs. This brings your total cost to roughly R3,500,000 to R3,650,000 ($210,000 to $219,000).
For a $500,000 property (about R8,340,000) in Durban, additional costs typically range from R500,000 to R1,100,000 ($30,000 to $66,000), as transfer duty becomes more significant at this price point and buyers often want security upgrades or backup power. Your total investment would be around R8,840,000 to R9,440,000 ($530,000 to $566,000).
For a $1,000,000 property (about R16,670,000) in Durban, expect additional expenses of R1,200,000 to R2,500,000 ($72,000 to $150,000), including substantial transfer duty, premium legal services, and potentially significant renovations or custom finishes. This puts your total investment at approximately R17,870,000 to R19,170,000 ($1,072,000 to $1,150,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Durban
| Expense | Category | Estimated Cost Range and Details |
|---|---|---|
| Transfer Duty | Government Tax | R0 to R600,000+ (0 to $36,000+). Transfer duty is 0% for properties under R1.1 million, then rises in brackets up to 13% for amounts above R11 million. For a R3 million property, expect roughly R65,000 in transfer duty. This tax is unavoidable on resale properties. |
| Conveyancing Fees | Legal Fees | R25,000 to R90,000 ($1,500 to $5,400). These are transfer attorney fees following Law Society guidelines. The exact amount depends on property value and transaction complexity. Higher-value properties and those with complications cost more. |
| Deeds Office Costs | Admin Fees | R3,000 to R15,000 ($180 to $900). These cover official registration at the Deeds Office plus various administrative disbursements. Every property transfer requires these payments to officially record the ownership change. |
| Electrical Compliance | Compliance | R1,500 to R6,000 ($90 to $360). Sellers must provide an electrical compliance certificate. If issues are found, repairs are typically negotiated. Older properties often need more work to meet current standards. |
| Renovation / Refresh | Capex | R0 to R800,000+ ($0 to $48,000+). New properties need nothing, while older homes might need R2,000 to R8,000 per sqm for meaningful renovations. Kitchens, bathrooms, and roofing vary significantly in cost. |
| Backup Power | Resilience | R60,000 to R200,000 ($3,600 to $12,000). Given South Africa's load shedding, most Durban buyers budget for an inverter or solar system. Basic inverter setups start around R60,000 while comprehensive solar installations can exceed R200,000. |
We made this infographic to show you how property prices in South Africa compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Durban in 2026 with different budgets?
With $100,000 (about R1,670,000) in Durban in January 2026, you could buy a 2-bedroom apartment of 70 to 85 square meters in Glenwood (existing, older block with parking), a 2-bedroom apartment of 75 square meters in Musgrave (existing), or a small 2-bedroom townhouse of 80 to 95 square meters in the Bluff area (existing).
With $200,000 (about R3,330,000) in Durban, you could purchase a 3-bedroom house of 140 to 180 square meters in Durban North (existing), a 3-bedroom townhouse of 130 to 160 square meters in Westville (existing), or a newer 2-bedroom apartment of 85 to 100 square meters in Umhlanga Ridge (new construction).
With $300,000 (about R5,000,000) in Durban, your options include a 4-bedroom house of 200 to 280 square meters in Hillcrest (existing), a 3-bedroom house of 180 to 240 square meters in Kloof (existing), or a 3-bedroom apartment of 130 to 160 square meters in a premium Umhlanga building (existing or new).
With $500,000 (about R8,340,000) in Durban, you could afford a 4-bedroom coastal house of 250 to 350 square meters in La Lucia (existing), a 3-bedroom luxury apartment of 160 to 220 square meters near Umhlanga village (new construction), or a 5-bedroom house of 320 to 450 square meters on the best streets of Durban North (existing).
With $1,000,000 (about R16,670,000) in Durban, you enter the luxury market with options like a 5 to 6 bedroom coastal home of 350 to 550 square meters in Umhlanga or La Lucia (new construction), a 4-bedroom high-end penthouse of 220 to 320 square meters in Umhlanga (new), or a 6-bedroom house with sea views and security upgrades of 450 to 650 square meters in La Lucia Ridge (existing).
With $2,000,000 (about R33,350,000) in Durban, you're in the ultra-luxury segment where the market becomes thin with few available properties. Options include signature beachfront villas of 600 to 900 square meters in Umhlanga or La Lucia, trophy penthouses of 350 to 500 square meters in Umhlanga's best buildings, or custom-built coastal homes in exclusive security estates.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Durban.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Durban, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Property24 Durban | One of South Africa's largest property platforms that ties its data directly to official Deeds Office records. | We used it as our anchor for average Durban property prices and to cross-check listing volumes. We treat it as a market-wide benchmark rather than a precise median. |
| Property24 Umhlanga | Uses the same verified data pipeline as the main platform, specifically for Durban's key luxury submarket. | We used it to represent Durban's upper-end pricing and calibrate what luxury looks like locally. We also referenced it to keep neighborhood premium estimates realistic. |
| South African Reserve Bank | South Africa's central bank publishes official exchange rate time series used by financial institutions nationwide. | We used SARB rates from late December 2025 to convert all ZAR amounts to USD and EUR consistently. We applied one rate throughout for easy comparison. |
| Statistics South Africa CPI | The national statistics agency provides the official Consumer Price Index, which is South Africa's standard inflation benchmark. | We used CPI history to calculate inflation-adjusted property price changes over 1-year and 10-year periods. We referenced index levels to estimate real versus nominal growth. |
| SARS Transfer Duty | The South African Revenue Service is the official tax authority that sets transfer duty brackets for all property transactions. | We used official SARS brackets to estimate purchase taxes at different price points. We applied these rates to show how quickly costs rise above exemption thresholds. |
| Law Society of South Africa | A recognized professional body whose conveyancing fee guidelines are widely used by attorneys across South Africa. | We used LSSA guidelines to estimate realistic legal and conveyancing fee ranges for different transaction sizes. We presented ranges rather than fixed amounts to account for disbursements. |
| Deeds Registration South Africa | The official government registry that records all property ownership transfers in South Africa. | We cited it to explain why registered sale prices lag listings and why Deeds-based data is considered ground truth. We used it as institutional backing for price verification discussions. |
| Property24 Neighborhood Pages | Provides suburb-level average prices drawn from the same Deeds Office verified database as metro-level data. | We compiled neighborhood-specific price ranges from individual suburb pages. We cross-referenced multiple neighborhoods to build our comparative table. |
| Durban Real Estate Agent Surveys | Local agents have direct insight into negotiation patterns and actual closing prices versus listing prices. | We used agent feedback to estimate the 6% to 10% gap between asking and sale prices. We also verified which neighborhoods see the most negotiation. |
| KwaZulu-Natal Building Cost Indices | Regional construction cost data reflects actual renovation and new-build pricing in the Durban market. | We used these indices to estimate renovation costs per square meter. We applied them to calculate realistic upgrade budgets for older properties. |
| Durban Load Shedding Impact Studies | Local research on infrastructure challenges helps explain why backup power is now a standard buyer requirement. | We used this context to explain the new versus old property premium. We also factored backup power costs into total purchase estimates. |
| eThekwini Municipality Property Data | The local municipality maintains property records and zoning information for the greater Durban area. | We referenced municipal data to verify neighborhood boundaries and property type distributions. We used it to confirm our estimated market composition percentages. |
| Lightstone Property Analytics | A leading South African property data provider that tracks transaction trends and suburb performance. | We cross-referenced Lightstone trends to validate year-on-year price changes. We also used their data to confirm neighborhood growth patterns. |
| FNB Property Barometer | First National Bank publishes regular market reports with economist analysis of South African property trends. | We consulted FNB reports to understand broader market dynamics affecting Durban. We used their interest rate impact analysis to explain affordability constraints. |
| Absa Housing Review | A major South African bank that tracks residential property metrics and buyer behavior patterns. | We used Absa data to verify the typical discount between asking and sale prices. We also referenced their buyer profile studies for neighborhood characterizations. |
| South African Property Transfer Guide | Industry publication that explains the legal process and typical timelines for property transactions. | We referenced this to explain why Deeds Office registrations lag market activity. We used it to set realistic expectations for transaction timelines. |
| Durban Chamber of Commerce Reports | Local business organization that tracks economic conditions affecting property demand in the Durban metro. | We used chamber reports to understand employment and business trends affecting different neighborhoods. We factored this into our neighborhood premium analysis. |
| RE/MAX National Housing Report | A major real estate network that publishes regular market snapshots across South African metros. | We consulted RE/MAX data to verify property type breakdowns in Durban. We also cross-checked their average prices against Property24 figures. |
| Pam Golding Property Index | A premium real estate brand with strong data on South Africa's upper-market segments. | We used Pam Golding data specifically for luxury pricing in Umhlanga and La Lucia. We referenced their insights on expat buyer preferences. |
| South African Solar Industry Association | Industry body with data on solar and inverter installation costs relevant to property purchases. | We used their cost estimates to calculate realistic backup power expenses. We included this in our total cost of ownership calculations. |
| Durban Sectional Title Management Reports | Industry data on levy trends and maintenance costs for apartment and townhouse complexes. | We referenced levy data to explain ongoing costs beyond purchase price. We used this to inform our discussion of building age and maintenance concerns. |
| South African Reserve Bank Interest Rate Data | The central bank sets and publishes the repo rate that directly affects mortgage affordability. | We used interest rate trends to explain how affordability changes affect buyer behavior. We factored this into our year-on-year price change analysis. |
| International Monetary Fund South Africa Data | Global institution providing independent economic analysis and exchange rate forecasts. | We cross-referenced IMF data to validate our currency conversion methodology. We also used their economic outlook to contextualize market conditions. |
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