Get all the data you need about the real estate market in Johannesburg
This blog post covers residential rental yields across Johannesburg's key neighborhoods as of March 2026.
We update this page regularly so the numbers you see here reflect the latest market estimates, not outdated figures from months ago.
Whether you are exploring your first investment or comparing suburbs, this page gives you a clear, honest picture of what the Johannesburg rental market looks like right now.
And if you're planning to buy a property in Johannesburg, you may want to download our real estate pack about Johannesburg.
A quick summary of the Johannesburg rental market
| Metric | Value |
|---|---|
| Johannesburg neighborhood with the best rental yield | Braamfontein (studio apartment, 15.1% gross) |
| Johannesburg neighborhood with the weakest rental yield | Parkhurst (3-bedroom house, 8.5% gross) |
| Average gross yield across Johannesburg | ~10.0% |
| Average net yield across Johannesburg | ~6.7% |
| Median purchase price in Johannesburg | R1,450,000 |
| Average monthly rent in Johannesburg | ~R13,000 |
| Average occupancy across tracked Johannesburg neighborhoods | ~93% |
| Fastest leasing market in Johannesburg | Fourways (10 days average) |
| Slowest leasing market in Johannesburg | Parkhurst 3-bed house (23 days average) |
| Highest occupancy market in Johannesburg | Randburg 1- and 2-bedroom apartments (95%) |
| Best value high-yield segment in Johannesburg | Compact apartments below R1.1 million purchase price |
| Johannesburg yield spread (best to worst gross) | 8.3% to 15.1% (6.8 percentage points) |
Get fresh and reliable information about the market in Johannesburg
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Johannesburg neighborhoods and property types ranked by rental yield in 2026
This table ranks the top neighborhoods and property types in Johannesburg by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Johannesburg.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Braamfontein | Studio apartment | 15.1% | 9.9% | R470,000 | R5,900 | R20,000 | 94% | 12 days | Students near Wits and UJ | Tenant turnover and arrears | Top Pick |
| 2 | Braamfontein | 1-bedroom apartment | 13.7% | 9.2% | R720,000 | R8,200 | R24,000 | 93% | 13 days | Young workers and students | Higher wear from frequent moves | Strong Potential |
| 3 | Braamfontein | 2-bedroom apartment | 13.2% | 8.8% | R980,000 | R10,800 | R30,000 | 92% | 15 days | Student sharers and graduates | Roommate churn and collections | Strong Potential |
| 4 | Randburg | 1-bedroom apartment | 12.0% | 9.0% | R650,000 | R6,500 | R18,000 | 95% | 11 days | First-job tenants in Randburg | Price-sensitive tenant pool | Top Pick |
| 5 | Randburg | 2-bedroom apartment | 11.6% | 8.9% | R850,000 | R8,200 | R22,000 | 95% | 11 days | Couples and value-seeking sharers | Competitive rental stock nearby | Strong Potential |
| 6 | Melville | Studio cottage | 11.1% | 8.2% | R650,000 | R6,000 | R17,000 | 92% | 14 days | Students and creative workers | Older stock maintenance spikes | Strong Potential |
| 7 | Sandton Central | 1-bedroom apartment | 10.8% | 7.2% | R1,450,000 | R13,000 | R36,000 | 93% | 14 days | Corporate renters near offices | Levy-heavy premium buildings | Good Potential |
| 8 | Sandton Central | Studio apartment | 10.6% | 7.0% | R1,250,000 | R11,000 | R32,000 | 93% | 14 days | Mobile professionals near Sandton | Short-stay style competition | Good Potential |
| 9 | Fourways | 2-bedroom apartment | 10.9% | 8.1% | R1,050,000 | R9,500 | R26,000 | 95% | 10 days | Young families and couples | Oversupply in large estates | Strong Potential |
| 10 | Fourways | 1-bedroom apartment | 10.8% | 8.0% | R780,000 | R7,000 | R20,000 | 95% | 10 days | Singles near malls and offices | Many lookalike competing units | Strong Potential |
| 11 | Fourways | 3-bedroom townhouse | 9.7% | 6.4% | R1,800,000 | R14,500 | R42,000 | 93% | 15 days | Young families in secure estates | Estate levy inflation | Good Potential |
| 12 | Bryanston | 1-bedroom apartment | 10.7% | 7.8% | R950,000 | R8,500 | R24,000 | 95% | 12 days | Young professionals in Joburg North | Slow resale in weaker cycles | Good Potential |
| 13 | Bryanston | 2-bedroom apartment | 9.8% | 7.2% | R1,450,000 | R11,800 | R30,000 | 94% | 13 days | Couples and executives | Premium competition in same node | Good Potential |
| 14 | Bryanston | 3-bedroom townhouse | 8.9% | 5.4% | R2,500,000 | R18,500 | R52,000 | 92% | 18 days | Established families in secure complexes | Higher capital tied up | Moderate Appeal |
| 15 | Randburg | 3-bedroom townhouse | 10.7% | 7.4% | R1,350,000 | R12,000 | R34,000 | 93% | 15 days | Small families upgrading affordably | Higher maintenance than flats | Good Potential |
| 16 | Morningside | 1-bedroom apartment | 10.0% | 7.6% | R980,000 | R8,200 | R22,000 | 94% | 12 days | Sandton professionals and consultants | Rent ceiling from nearby stock | Good Potential |
| 17 | Morningside | 2-bedroom apartment | 9.5% | 6.8% | R1,450,000 | R11,500 | R30,000 | 94% | 13 days | Couples working in Sandton | Broad apartment competition | Good Potential |
| 18 | Morningside | 3-bedroom townhouse | 9.0% | 5.4% | R2,400,000 | R18,000 | R50,000 | 92% | 18 days | Corporate families in secure estates | Vacancy risk above R15,000 | Moderate Appeal |
| 19 | Houghton Estate | 2-bedroom apartment | 9.7% | 6.4% | R1,800,000 | R14,500 | R34,000 | 93% | 15 days | Affluent professionals and couples | Slower leasing above mid-market | Good Potential |
| 20 | Houghton Estate | 1-bedroom apartment | 9.8% | 7.0% | R1,200,000 | R9,800 | R26,000 | 94% | 14 days | Professionals seeking secure prestige | Premium pricing limits buyer pool | Good Potential |
| 21 | Houghton Estate | 3-bedroom townhouse | 8.3% | 4.3% | R3,200,000 | R22,000 | R65,000 | 91% | 22 days | Affluent families near schools | Narrow tenant pool at premium rent | Moderate Appeal |
| 22 | Rosebank | Studio apartment | 9.8% | 7.0% | R1,100,000 | R9,000 | R26,000 | 94% | 13 days | Gautrain-linked young professionals | Expensive levies and parking costs | Good Potential |
| 23 | Rosebank | 1-bedroom apartment | 9.5% | 6.9% | R1,450,000 | R11,500 | R32,000 | 94% | 13 days | Gautrain commuters and consultants | High entry price for yield | Good Potential |
| 24 | Rosebank | 2-bedroom apartment | 9.3% | 5.8% | R2,400,000 | R18,500 | R55,000 | 92% | 17 days | Executives and relocating professionals | More vacancy at premium rents | Moderate Appeal |
| 25 | Sandton Central | 2-bedroom apartment | 9.7% | 5.7% | R2,600,000 | R21,000 | R65,000 | 90% | 19 days | Corporate tenants with housing budgets | Softer luxury occupancy | Moderate Appeal |
| 26 | Melville | 2-bedroom house | 9.8% | 5.9% | R1,650,000 | R13,500 | R42,000 | 91% | 18 days | Academics and shared households | Upkeep on character homes | Moderate Appeal |
| 27 | Melville | 3-bedroom house | 9.5% | 5.1% | R2,200,000 | R17,500 | R56,000 | 90% | 20 days | Student sharers and young families | Lumpy repair bills on older homes | Moderate Appeal |
| 28 | Parkhurst | 2-bedroom cottage | 9.1% | 5.8% | R1,850,000 | R14,000 | R48,000 | 92% | 17 days | Couples wanting walkable village life | Frequent maintenance on cottages | Moderate Appeal |
| 29 | Parkhurst | 2-bedroom house | 9.0% | 5.3% | R2,200,000 | R16,500 | R56,000 | 91% | 18 days | Professionals wanting lifestyle streets | Freehold upkeep and parking limits | Moderate Appeal |
| 30 | Parkhurst | 3-bedroom house | 8.5% | 4.0% | R3,100,000 | R22,000 | R78,000 | 90% | 23 days | Affluent families wanting character homes | Expensive maintenance and downtime | Limited Appeal |
Don't buy the wrong property, in the wrong area of Johannesburg
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Key insights about rental yields in Johannesburg
Insights
- Braamfontein studios deliver gross yields above 15%, more than double what you get from a Parkhurst house, which means location and property type matter far more than most Johannesburg investors expect.
- The R7,000 to R12,000 monthly rent band is where Johannesburg occupancy peaks, with Fourways and Randburg consistently hitting 95%, making this band the most reliable place to minimize vacancy risk.
- Johannesburg properties below R1.1 million in purchase price produce the strongest net yields, with Braamfontein studios and Randburg 1-beds both clearing 9% net, well above the city average of around 6.7%.
- Sandton Central has strong rents but annual ownership fees above R30,000 compress net yields to around 7%, so the gap between gross and net is much larger than in Randburg or Fourways.
- Fourways leases out in just 10 days on average, the fastest in the dataset, which means less time lost to vacancy and a more predictable income stream for Johannesburg investors who want low-stress management.
- In Johannesburg, moving from a 1-bedroom to a 3-bedroom property in the same suburb often costs twice the capital but produces proportionally less rent, so compact formats nearly always win on yield per rand invested.
- Rosebank's Gautrain connection keeps tenant demand strong, but entry prices above R1.1 million mean gross yields sit below 10%, and fees push net yields close to the city average despite the premium location.
- Parkhurst and Melville can look like affordable character buys on the surface, but annual ownership fees above R40,000 to R78,000 on freehold homes crush net returns, with Parkhurst 3-beds producing only 4.0% net.
- Randburg 1- and 2-bedroom apartments reach 95% occupancy and 11-day leasing times, making them among the most liquid and lowest-vacancy assets in the entire Johannesburg residential market.
- Luxury rentals above R25,000 a month in Johannesburg face noticeably softer occupancy, with Sandton Central 2-beds dropping to 90% and Houghton Estate 3-beds to 91%, confirming that the premium end carries real vacancy risk.
- Morningside works well for 1- and 2-bedroom units at around 7% to 7.6% net, but the 3-bedroom townhouse drops to 5.4% net due to higher fees and slower leasing, showing how quickly returns fall above the mid-market in that node.
Get to know the market before buying a property in Johannesburg
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
About our methodology
We applied a triangulated estimation approach to build this Johannesburg dataset. That means we cross-checked official South African household and rental market data against live suburb-level listing evidence and City of Johannesburg tariff documents, then normalized the results into practical neighborhood and property-type rows for a first or second-time investor.
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Johannesburg.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each neighborhood and property type, we then aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary notably across Johannesburg. That is why two suburbs with similar rents can still produce very different net returns.
For example, high-rise buildings in Sandton Central and Rosebank carry much heavier body corporate levies than mid-market stock in Randburg or Fourways. Older freehold homes in Melville and Parkhurst carry higher maintenance allowances. In high-turnover areas like Braamfontein, tenant-related costs and wear can also be higher than in more stable professional nodes.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. For Johannesburg properties, this includes municipal rates based on the City of Johannesburg's approved tariffs for 2025/26, levies where applicable, building insurance, and a maintenance allowance calibrated to the age and type of the stock.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect what it actually costs to hold each kind of asset in Johannesburg.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Johannesburg.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Johannesburg, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| Statistics South Africa, General Household Survey 2024 | It is South Africa's official national household survey, produced by the government statistics agency. | We used it to anchor how significant renting is in Gauteng relative to other provinces. We also used it to keep the analysis focused on the formal residential rental market rather than informal or anecdotal activity. |
| PayProp Rental Index Q1 2025 | It is built from live managed-rental transaction data and is one of the most widely cited rental benchmarks in South Africa. | We used it to anchor Gauteng's average rent and rental growth backdrop. We also used it to check whether the Johannesburg suburb-level rents in our dataset sit at a reasonable distance from the Gauteng average. |
| MRI TPN Vacancy Survey Q3 2024 | It is one of the most widely referenced formal rental vacancy reports in the South African market. | We used it to map realistic occupancy and time-to-rent figures across different rent bands. We also used it to apply softer occupancy assumptions to Johannesburg luxury stock priced above R25,000 per month. |
| City of Johannesburg Approved Tariffs 2025/26 | It is the City of Johannesburg's own official tariff page for the current municipal year. | We used it to frame realistic municipal cost pressure for Johannesburg property owners. We also used it to make annual fee estimates grounded in actual local tariff rates rather than generic national assumptions. |
| City of Johannesburg Property Rates Policy 2025/26 | It is the municipality's formal document setting out how residential property is rated in Johannesburg. | We used it to understand the rates framework applied to residential property in different parts of Johannesburg. We also used it to avoid understating holding costs for Johannesburg property owners across the dataset. |
| Property24, Best suburbs to buy in Gauteng | Property24 is one of South Africa's largest property portals and a standard reference for suburb-level market activity. | We used it to identify which Johannesburg neighborhoods attract the most concentrated investor and buyer activity. We also used it to select practical, high-search suburbs rather than obscure micro-markets with thin listing evidence. |
| Private Property, Sandton Central sale and rental listings | Private Property is a major national portal with broad Johannesburg listing coverage across both sales and rentals. | We used it to benchmark current asking prices and achievable rents for Sandton Central apartments. We also used it to identify the most common compact investment formats actively listed in that node. |
| Private Property, Rosebank rental listings | It is a live rental listings source in one of Johannesburg's most active apartment rental markets. | We used it to benchmark Rosebank rents across common apartment sizes and confirm that compact apartments dominate the active rental pool. We also used it to anchor Rosebank pricing assumptions against current suburb-level evidence. |
| Private Property, Fourways rental listings | It is a major live-market source in one of Johannesburg's largest family-oriented rental nodes. | We used it to benchmark apartment and townhouse rents in Fourways and identify the dominant property types attracting tenants. We also used it to support our characterization of Fourways as a strong mid-market demand area. |
| Private Property, Braamfontein rental listings | It is a live rental source in Johannesburg's primary student and young-worker inner-city market. | We used it to benchmark studio and one-bedroom rents in Braamfontein and confirm the depth of student demand in that node. We also used it to support higher gross-yield assumptions for Braamfontein relative to the northern suburbs. |
Thinking of buying real estate in Johannesburg?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.