Authored by the expert who managed and guided the team behind the South Africa Property Pack
Everything you need to know before buying real estate is included in our South Africa Property Pack
This blog post covers the current housing prices in South Africa as of January 2026, with data we constantly update to keep it fresh and accurate.
Whether you want to know the average price of a home, the cost per square meter, or how prices vary by neighborhood, you will find all of that here.
We have gathered data from official sources like Statistics South Africa and major banks to give you a clear picture of the 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 South Africa.
Insights
- The average home purchase price in South Africa sits around R1.65 million (roughly $97,000), but the median is closer to R1.35 million because a small number of luxury properties pull the average up.
- Western Cape coastal areas like Camps Bay can reach R90,000 per sqm, while townships like Soweto average just R7,000 to R12,000 per sqm, showing a 10x price gap within the same country.
- New-build homes in South Africa carry about a 15% premium over existing properties, largely because buyers value solar panels, inverters, and water solutions given the country's infrastructure challenges.
- Sellers typically list homes about 7% above what they actually accept, though in hot coastal markets this gap shrinks to 0-3% when multiple buyers compete.
- In real terms (after adjusting for inflation), South African property prices have grown only about 20% over the past decade, meaning most gains were eaten up by rising consumer prices.
- Freehold houses make up about 60% of the South African property market, followed by sectional title apartments at 25%, making standalone homes the dominant property type.
- For a $100,000 budget (around R1.7 million), buyers can find a decent 2-bed apartment in Johannesburg suburbs or a 3-bed house in Durban's outer areas.
- Transfer duty in South Africa is zero below certain thresholds, but once you cross into higher price brackets, total buying costs can add 8% to 13% on top of the purchase price.
What is the average housing price in South Africa in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a small number of expensive luxury homes.
We are writing this as of January 2026, using the latest data collected from authoritative sources like Statistics South Africa and BetterBond, which we manually double-checked for accuracy.
The median housing price in South Africa in 2026 is approximately R1,350,000 (around $79,000 or €73,000), while the average housing price is higher at R1,650,000 (around $97,000 or €89,000). This gap exists because high-end properties in places like Cape Town and Sandton pull the average up significantly.
About 80% of residential properties in South Africa in 2026 fall within a price range of R700,000 to R3,000,000 (roughly $41,000 to $176,000 or €38,000 to €161,000).
A realistic entry-level price range in South Africa in 2026 is R500,000 to R900,000 ($29,000 to $53,000 or €27,000 to €48,000), which typically gets you a 1-bed sectional title apartment of 40 to 55 sqm in areas like Kempton Park near Johannesburg or Mitchells Plain in Cape Town.
Luxury properties in South Africa in 2026 generally range from R10,000,000 to R30,000,000 ($588,000 to $1.76 million or €538,000 to €1.61 million), which includes high-spec freehold villas of 250 to 450 sqm in prime areas like Camps Bay, Clifton, or Sandhurst with ocean views or top-tier security.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in South Africa.
Are South Africa property listing prices close to the actual sale price in 2026?
In South Africa in 2026, listing prices are typically about 7% higher than final sale prices.
This gap exists because sellers often test the market with optimistic asking prices, and bank valuations during mortgage approval tend to bring deals back to realistic levels. In premium coastal neighborhoods with strong buyer demand, the gap can shrink to just 0-3%, while in slower inland markets it can stretch to 8-12%.
Get fresh and reliable information about the market in South Africa
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What is the price per sq m or per sq ft for properties in South Africa in 2026?
As of January 2026, the median housing price per sqm in South Africa is approximately R15,000 ($880 or €810), which translates to about R1,400 per sqft ($82 or €75). The average price per sqm is slightly higher at R16,500 ($970 or €890), or roughly R1,530 per sqft ($90 or €82).
Smaller, well-located apartments in top urban or coastal areas tend to have the highest price per sqm in South Africa in 2026 because location premiums and scarcity drive up values, while larger inland freehold homes have the lowest price per sqm because more space dilutes the per-unit cost.
In South Africa in 2026, the highest prices per sqm are found in Cape Town's Atlantic Seaboard neighborhoods like Camps Bay and Clifton, ranging from R45,000 to R90,000 per sqm. The lowest prices per sqm are in townships and outer suburbs like Soweto and Tembisa, typically ranging from R7,000 to R12,000 per sqm.
How have property prices evolved in South Africa?
Compared to one year ago (January 2025), property prices in South Africa have increased by about 5% in nominal terms, but only around 1.5% in real terms after adjusting for inflation. This modest growth reflects easing interest rates and continued demand concentration in lifestyle areas like the Western Cape.
Over the past decade (2016 to January 2026), nominal property prices in South Africa have risen by approximately 85%, but real (inflation-adjusted) growth is only about 20%. Much of the nominal increase simply kept pace with inflation, while genuine value gains concentrated in specific high-demand areas like Cape Town's coastal suburbs.
By the way, we've written a blog article detailing the latest updates on property price variations in South Africa.
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 South Africa.
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.
How do prices vary by housing type in South Africa in 2026?
In South Africa in 2026, freehold houses make up about 60% of the market, sectional title apartments account for 25%, security estate homes represent 10%, and townhouses or cluster units make up roughly 5%, reflecting a market where standalone homes dominate due to historical land availability and buyer preferences for space.
Average prices by property type in South Africa as of January 2026 are as follows: freehold houses average around R1.7 million ($100,000 or €91,000), sectional title apartments around R1.3 million ($76,000 or €70,000), townhouses around R1.5 million ($88,000 or €81,000), estate homes around R2.6 million ($153,000 or €140,000), duplexes around R1.4 million ($82,000 or €75,000), and smallholdings around R3.2 million ($188,000 or €172,000). Estate homes and smallholdings command premiums because of security features, larger plots, and lifestyle appeal.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in South Africa?
- How much should you pay for a house in South Africa?
- How much should you pay for lands in South Africa?
How do property prices compare between existing and new homes in South Africa in 2026?
New-build homes in South Africa in 2026 typically carry a premium of about 15% over comparable existing properties.
This premium reflects buyer willingness to pay more for modern layouts, energy resilience features like solar panels and inverters (important given South Africa's electricity challenges), water-saving systems, and lower immediate maintenance costs.
Buying real estate in South Africa can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in South Africa in 2026?
In Sea Point (Cape Town), you will find mostly sectional title apartments popular with expats and young professionals seeking walkable urban living near the beach. Prices in Sea Point in January 2026 range from R2.5 million to R7 million ($147,000 to $412,000 or €134,000 to €376,000), driven by high demand for secure, lifestyle-oriented housing with ocean access.
In Sandton's Bryanston and Morningside areas (Johannesburg), the market features a mix of freehold houses and estate homes favored by corporate executives and families who need proximity to business hubs. Prices range from R2.5 million to R9 million ($147,000 to $529,000 or €134,000 to €484,000) because Sandton serves as South Africa's financial capital with excellent schools and security estates.
In Kempton Park (Ekurhuleni), you will find entry-level sectional title apartments and smaller freehold homes attracting first-time buyers and those who commute to Johannesburg or the OR Tambo airport area. Prices are much lower, ranging from R600,000 to R1.4 million ($35,000 to $82,000 or €32,000 to €75,000), reflecting the area's distance from premium nodes and older housing stock.
You will find a much more detailed analysis by areas in our property pack about South Africa. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Type | Avg Price Range (ZAR / $) | Avg per sqm (ZAR / $) | Avg per sqft (ZAR / $) |
|---|---|---|---|---|
| Sea Point (Cape Town) | Expat / Lifestyle | R2.5m - R7m / $147k - $412k | R35k - R60k / $2,060 - $3,530 | R3,250 - R5,575 / $191 - $328 |
| Claremont (Cape Town) | Family / Schools | R3m - R9m / $176k - $529k | R30k - R55k / $1,765 - $3,235 | R2,790 - R5,110 / $164 - $301 |
| Camps Bay (Cape Town) | Luxury | R10m - R35m / $588k - $2.06m | R55k - R90k / $3,235 - $5,294 | R5,110 - R8,360 / $301 - $492 |
| Woodstock (Cape Town) | Commute / Trendy | R1.8m - R4m / $106k - $235k | R25k - R45k / $1,470 - $2,650 | R2,320 - R4,180 / $136 - $246 |
| Umhlanga Ridge (Durban) | Expat / Coastal | R2m - R6m / $118k - $353k | R22k - R40k / $1,294 - $2,353 | R2,045 - R3,715 / $120 - $219 |
| Durban North | Family | R2m - R5m / $118k - $294k | R15k - R28k / $880 - $1,647 | R1,395 - R2,600 / $82 - $153 |
| Sandton - Bryanston (JHB) | Commute / Corporate | R2.5m - R9m / $147k - $529k | R20k - R45k / $1,176 - $2,647 | R1,860 - R4,180 / $109 - $246 |
| Rosebank (Johannesburg) | Urban / Popular | R2m - R6m / $118k - $353k | R22k - R45k / $1,294 - $2,647 | R2,045 - R4,180 / $120 - $246 |
| Midrand - Waterfall (JHB) | New / Commute | R1.8m - R6m / $106k - $353k | R18k - R35k / $1,059 - $2,059 | R1,675 - R3,250 / $99 - $191 |
| Centurion - Midstream | Family / Estate | R2.2m - R7m / $129k - $412k | R15k - R28k / $880 - $1,647 | R1,395 - R2,600 / $82 - $153 |
| Soweto (parts) | Value | R700k - R1.6m / $41k - $94k | R7k - R12k / $412 - $706 | R650 - R1,115 / $38 - $66 |
| Kempton Park | Entry / Commute | R600k - R1.4m / $35k - $82k | R8k - R14k / $471 - $824 | R745 - R1,300 / $44 - $76 |
How much more do you pay for properties in South Africa when you include renovation work, taxes, and fees?
In South Africa in 2026, total buying costs (including transfer duty, legal fees, and registration) typically add between 6% and 13% on top of the purchase price, depending on the property value and whether renovation is needed.
If you buy a property around $200,000 (approximately R3.4 million) in South Africa, you can expect to pay an additional R270,000 to R440,000 ($16,000 to $26,000) in transfer duty, conveyancing fees, and registration costs. This brings your total cost to roughly R3.67 million to R3.84 million ($216,000 to $226,000).
For a property around $500,000 (approximately R8.5 million) in South Africa, additional costs would be around R680,000 to R1.1 million ($40,000 to $65,000), bringing total costs to approximately R9.2 million to R9.6 million ($540,000 to $565,000).
For a property around $1,000,000 (approximately R17 million) in South Africa, you would pay additional costs of roughly R1.4 million to R2.2 million ($82,000 to $130,000), bringing your total outlay to approximately R18.4 million to R19.2 million ($1.08 million to $1.13 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in South Africa.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in South Africa
| Expense | Type | Estimated Cost Range (ZAR / $) |
|---|---|---|
| Transfer Duty | Tax | R0 for properties below R1.1 million, then rising by bracket. For example, on a R3 million property, transfer duty is approximately R61,000 ($3,600). On a R10 million property, it climbs to around R578,000 ($34,000). These rates are set by SARS and updated annually. |
| Conveyancing / Transfer Attorney | Fee | Approximately 0.7% to 1.5% of the purchase price, which works out to R12,000 to R25,000 ($700 to $1,500) on a R1.7 million home, or R60,000 to R130,000 ($3,500 to $7,600) on an R8.5 million home. Fees vary by attorney firm and deal complexity. |
| Deeds Office Registration | Fee | Fixed statutory fees based on property value, typically R2,000 to R10,000 ($120 to $590) depending on the deed type. These fees are set by the Deeds Registry and apply to all property transfers. |
| Bond Registration (if financed) | Fee | Similar range to transfer legal fees, around 0.7% to 1.5% of the loan amount. For a R2 million bond, expect R14,000 to R30,000 ($820 to $1,760). This covers the attorney work to register the mortgage bond over the property. |
| Renovation / Refresh (optional) | Renovation | R50,000 to R400,000 ($2,900 to $23,500) depending on scope. A basic paint and floor refresh costs around R50,000 to R100,000, while a kitchen or bathroom renovation can run R150,000 to R400,000. Many buyers budget for this when purchasing older stock. |
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 South Africa in 2026 with different budgets?
With $100,000 (approximately R1.7 million) in South Africa as of January 2026, you could buy a 2-bed existing apartment of about 75 sqm in Randburg (Johannesburg), a 2-bed existing townhouse of about 95 sqm in Centurion (Pretoria area), or a 3-bed existing house of about 140 sqm in Durban's outer suburbs that may need a light refresh.
With $200,000 (approximately R3.4 million), you could buy a 3-bed existing townhouse of about 140 sqm on the edge of Bryanston (Johannesburg), a 3-bed existing house of about 180 sqm in Durban North, or a 3-bed existing apartment or duplex of about 120 sqm in an older building near Claremont (Cape Town).
With $300,000 (approximately R5.1 million), you could buy a 3-bed existing house of about 200 sqm with a smaller plot near Claremont or Newlands in Cape Town, a 4-bed existing estate home of about 240 sqm in Midstream (Centurion), or a 4-bed existing house of about 260 sqm in Durban's upper-end suburbs.
With $500,000 (approximately R8.5 million), you could buy a 4-bed renovated house of about 280 sqm in Cape Town's Southern Suburbs, a 4-bed existing or renovated house of about 350 sqm on better streets in Sandton (Johannesburg), or a 3-bed renovated luxury apartment of about 180 sqm with partial sea views in Sea Point (Cape Town).
With $1,000,000 (approximately R17 million), you could buy a renovated luxury villa of about 320 sqm in Camps Bay (Cape Town), a large renovated freehold home of about 500 sqm in Sandhurst or Houghton (Johannesburg), or a high-end older home of about 400 sqm in the Clifton or Fresnaye edge area of Cape Town.
With $2,000,000 (approximately R34 million), you enter ultra-prime territory in South Africa where you could buy a prime-view new or ultra-renovated villa of about 450 sqm in Clifton or Camps Bay (Cape Town), a trophy new or ultra-renovated home of about 700 sqm in Sandhurst (Johannesburg), or a boutique luxury new or ultra-renovated penthouse apartment of about 300 sqm in Bantry Bay (Cape Town).
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in South Africa.
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 South Africa, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics South Africa (RPPI) | South Africa's official statistics agency publishing the government's residential property price index. | We used the RPPI to track how prices changed year-over-year and to understand provincial variations. We also used it to verify that our price estimates aligned with official trends. |
| Statistics South Africa (CPI) | The official consumer price index used to measure inflation across South Africa. | We used CPI data to calculate real (inflation-adjusted) price changes. We applied recent CPI levels to distinguish between nominal and real property price growth. |
| FNB Property Barometer | First National Bank is a major South African bank whose house price index is widely cited in housing research. | We used FNB's index to cross-check the national price trend against Statistics South Africa. We also referenced their market commentary on buyer sentiment and affordability. |
| BetterBond Property Brief | BetterBond is one of South Africa's largest mortgage originators with direct visibility into actual transaction prices. | We used their reported average home purchase price as our primary anchor for typical prices. We built our median, range, and currency conversion estimates around this figure. |
| Lightstone Property Analytics | Lightstone is a leading South African property data firm used by banks, valuers, and the real estate industry. | We used Lightstone's sector breakdown to estimate the mix of freehold, sectional title, and estate properties. We also used their data to validate luxury and high-end segment benchmarks. |
| SARS (Transfer Duty Rates) | SARS is South Africa's tax authority and publishes official transfer duty brackets that buyers must pay. | We used these official brackets to calculate transfer duty costs for different price points. We applied the exact rates to our example purchases for accuracy. |
| South African Deeds Registry | The official Deeds Registry website publishes statutory fees for property registration. | We used their fee schedule to include deeds office costs in our total buying cost estimates. We referenced this to ensure our admin fee figures were verifiable. |
| Law Society of South Africa (LSSA) | The LSSA publishes official conveyancing fee guidelines that serve as the industry reference for legal costs. | We used these guidelines to estimate realistic attorney and conveyancing fee ranges. We expressed costs as ranges because actual fees vary by firm and transaction complexity. |
| Reuters (FX Rates) | Reuters is a globally trusted financial news source reporting on currency markets. | We used Reuters reporting to establish our USD to ZAR exchange rate of approximately R17 per dollar. We applied this rate consistently across all currency conversions in the article. |
| FRED (Federal Reserve Economic Data) | FRED provides real residential property price indices compiled by the Bank for International Settlements. | We used FRED's long-term real price series to estimate the 10-year inflation-adjusted change. We verified that our real growth estimate aligned with international economic data. |
| Financial Times | The Financial Times provides respected international coverage of South African economic and property trends. | We referenced FT reporting to understand the "two-speed market" dynamic between Cape Town and other regions. We used their analysis to explain why price growth has been uneven. |
| Statistics South Africa (Provincial RPPI) | Statistics South Africa provides provincial breakdowns showing how different regions perform. | We used provincial data to explain why Western Cape prices outperform Gauteng. We referenced this to support our neighborhood-level price variations. |
| Lightstone Corporate Newsletter | Lightstone's corporate newsletter provides updated market commentary and high-end segment analysis. | We used this to verify luxury market benchmarks in coastal areas. We referenced their commentary on non-resident buyer activity in premium segments. |
| Local real estate listings (various) | Active property listings provide real-time asking price data for specific neighborhoods and property types. | We reviewed listings to sense-check our neighborhood price ranges. We compared asking prices to transaction data to estimate the typical listing-to-sale gap. |
| South African Reserve Bank | The central bank provides interest rate data affecting mortgage affordability and housing demand. | We considered SARB rate movements when explaining recent price trends. We noted that easing rates contributed to modest demand recovery. |
| Property24 market reports | Property24 is one of South Africa's largest property portals with extensive listing and search data. | We used their market reports to validate demand patterns by area. We cross-referenced neighborhood popularity with our price range estimates. |
| Private Property market data | Private Property is another major South African property portal tracking listings and buyer interest. | We reviewed their data to understand which property types are most actively searched. We used this to validate our market breakdown percentages. |
| Absa Home Loans reports | Absa is a major South African bank with its own house price index and market commentary. | We used Absa data as an additional cross-check on national price trends. We compared their findings with FNB and Stats SA for consistency. |
| Pam Golding Properties market reports | Pam Golding is a leading South African real estate agency with deep local market knowledge. | We referenced their market reports for insight into luxury segment pricing. We used their data to validate high-end neighborhood benchmarks. |
| Seeff Properties market commentary | Seeff is a well-established South African real estate group with presence in key markets. | We used their commentary to understand regional demand drivers. We referenced their insights on Western Cape versus Gauteng dynamics. |
| Rode Report | The Rode Report is a respected South African property research publication used by industry professionals. | We consulted Rode data to verify vacancy rates and rental yield context. We used this to understand what drives buyer versus renter demand. |
| South African Property Owners Association | SAPOA provides data on commercial and residential property market conditions. | We referenced SAPOA for context on overall property market health. We used their insights to understand broader economic factors affecting prices. |
| National Association of Managing Agents | NAMA provides data on sectional title and body corporate managed properties. | We consulted NAMA for context on sectional title market conditions. We used this to understand levy costs that affect total ownership expenses. |
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