Authored by the expert who managed and guided the team behind the South Africa Property Pack
Yes, the analysis of Cape Town's property market is included in our pack
This blog post covers the current housing prices in Cape Town as of January 2026, and we constantly update it with the latest data.
Whether you're looking at apartments near the Atlantic Seaboard or family homes in the Southern Suburbs, we break down the numbers so you know what to expect.
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 Cape Town.
Insights
- Cape Town's median home price sits around R1.9 million in January 2026, but prime Atlantic Seaboard areas like Clifton can command R80,000 to R180,000 per square meter, which is up to seven times the city average.
- Listings in Cape Town typically close about 6% below the last asking price, though in ultra-prime coastal pockets with limited stock, that discount shrinks because buyers compete for fewer homes.
- New-build properties in Cape Town carry roughly a 12% premium over comparable existing homes, mainly because buyers value modern energy features and want to avoid the cost and delays of renovations.
- About 55% of Cape Town's property market consists of apartments, which explains why the city has strong rental yields near the CBD and Sea Point corridors.
- Over the past decade, Cape Town housing prices have risen around 120% in nominal terms, but only about 55% when adjusted for inflation, showing how much the rand's purchasing power has eroded.
- Buying costs in Cape Town, including transfer duty, legal fees, and registration, typically add 6% to 10% on top of the purchase price, so budget accordingly.
- The price gap between Cape Town's cheapest and most expensive neighborhoods is dramatic: Parklands averages R16,000 to R28,000 per square meter, while Clifton can exceed R150,000 per square meter.
- Expats in Cape Town tend to favor Sea Point, Green Point, and the City Bowl because these areas offer walkability, ocean views, and easy access to the CBD.
What is the average housing price in Cape Town in 2026?
The median housing price is more telling than the average because a small number of luxury sales in areas like Clifton and Camps Bay pull the average up, while the median reflects what a typical buyer actually pays.
We are writing this as of January 2026 with the latest data collected from authoritative sources like Lightstone and the South African Reserve Bank, which we manually double-checked.
The median housing price in Cape Town in January 2026 is approximately R1.9 million, which converts to about $114,000 or €97,000. The average housing price in Cape Town in 2026 is around R2.22 million, equivalent to roughly $133,000 or €113,000.
About 80% of residential properties in Cape Town in 2026 fall within a price range of R1 million to R6 million, or roughly $60,000 to $360,000.
A realistic entry-level price range in Cape Town in 2026 is R900,000 to R1.3 million (about $54,000 to $78,000 or €46,000 to €66,000), which typically gets you an existing one-bedroom apartment of 35 to 45 square meters in areas like Parklands or Table View with basic finishes.
A typical luxury property in Cape Town in 2026 ranges from R20 million to R70 million or more (approximately $1.2 million to $4.2 million or €1 million to €3.5 million), and at this level you can expect a four to six bedroom villa of 350 to 600 square meters in Camps Bay or Clifton with sea views and high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Cape Town.
Are Cape Town property listing prices close to the actual sale price in 2026?
In Cape Town in January 2026, listings typically close around 6% below the last asking price on average.
This happens because agents often price properties slightly high to leave room for negotiation, and bank valuations or inspection findings during the finance process tend to pull final prices down. The discount is smaller in ultra-prime, supply-constrained areas like the Atlantic Seaboard or Waterfront, where multiple buyers compete for limited stock.
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What is the price per sq m or per sq ft for properties in Cape Town in 2026?
As of January 2026, the median housing price per square meter in Cape Town is approximately R22,000 (about $1,320 or €1,120 per sqm), which works out to around R2,045 per square foot ($122 or €104 per sqft). The average price per square meter in Cape Town in 2026 is roughly R25,000 ($1,500 or €1,270 per sqm), or about R2,320 per square foot ($139 or €118 per sqft).
Small apartments in prime coastal locations like Sea Point, Bantry Bay, and Clifton have the highest price per square meter in Cape Town in 2026 because of location scarcity, ocean views, and limited new supply, while larger homes in outer suburbs like Parklands or Table View have the lowest price per square meter due to more available land and longer commutes.
In Cape Town in 2026, you would find the highest prices per square meter in Clifton, Camps Bay, and Bantry Bay, ranging from R70,000 to R180,000 per sqm. The lowest prices per square meter are in value areas like Parklands, Table View, and parts of the Northern Suburbs, typically ranging from R16,000 to R28,000 per sqm.
How have property prices evolved in Cape Town?
Compared to January 2025, Cape Town housing prices have increased by about 7% in nominal terms, or roughly 3% after adjusting for inflation. This growth was driven by improving affordability sentiment as inflation eased and interest rate cuts became expected, combined with persistently tight supply in Cape Town's most desirable neighborhoods.
Over the past ten years, from January 2016 to January 2026, Cape Town property prices have risen approximately 120% in nominal terms, which translates to about 55% in real, inflation-adjusted terms. This long-term growth reflects Cape Town's sustained demand from job seekers, lifestyle buyers, and semigration flows, combined with geographic constraints that limit new development in prime mountain-to-sea locations.
By the way, we've written a blog article detailing the latest updates on property price variations in Cape Town.
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 Cape Town.
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 Cape Town and how do prices vary in 2026?
In Cape Town in 2026, approximately 55% of listings are apartments or flats, 35% are freestanding houses, 8% are townhouses or cluster homes, and about 2% are luxury villas, reflecting the city's strong apartment supply near the CBD and coastal corridors while houses dominate the family-oriented suburbs.
The average price for an apartment in Cape Town in January 2026 is around R1.65 million ($99,000 or €84,000), while townhouses average about R2.35 million ($141,000 or €120,000). Freestanding houses in Cape Town average approximately R3.2 million ($192,000 or €163,000), and prime coastal villas typically start around R25 million ($1.5 million or €1.27 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Cape Town?
- How much should you pay for a house in Cape Town?
- How much should you pay for an apartment in Cape Town?
- How much should you pay for a townhouse in Cape Town?
- How much should you pay for a studio in Cape Town?
How do property prices compare between existing and new homes in Cape Town in 2026?
New-build properties in Cape Town in January 2026 carry an estimated premium of about 12% compared to similar existing homes.
This premium exists because new homes typically include modern energy features like solar readiness and better insulation, and buyers are willing to pay extra to avoid the high costs and delays of renovating older properties in a market where contractors are scarce and materials expensive.
Buying real estate in Cape Town 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 Cape Town in 2026?
Sea Point is one of Cape Town's most popular neighborhoods for both locals and expats in 2026, offering mostly apartments ranging from compact one-bedrooms to larger family units. Prices in Sea Point typically range from R3 million to R18 million ($180,000 to $1.08 million), with the wide range reflecting whether units have ocean views, parking, and modern finishes.
Rondebosch is a sought-after family neighborhood in Cape Town's Southern Suburbs, known for its proximity to top schools and the university. Property prices in Rondebosch in 2026 range from about R3.5 million to R10 million ($210,000 to $600,000), with larger homes on quieter streets commanding the highest prices.
Parklands and Table View offer more affordable options for first-time buyers and families willing to live further from the CBD. Prices in these areas range from R900,000 to R2 million ($54,000 to $120,000) in January 2026, making them attractive for buyers seeking space and newer developments at lower price points.
You will find a much more detailed analysis by areas in our property pack about Cape Town. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Avg Price Range (ZAR / $) | Avg per sqm (ZAR / $) | Avg per sqft (ZAR / $) |
|---|---|---|---|---|
| Parklands / Table View | Value / Space | R0.9m - R2.0m / $54k - $120k | R16k - R28k / $960 - $1,680 | R1,490 - R2,600 / $89 - $156 |
| Muizenberg | Beach Value | R1.2m - R3.5m / $72k - $210k | R20k - R35k / $1,200 - $2,100 | R1,860 - R3,250 / $111 - $195 |
| Observatory | Student / Commute | R1.6m - R3.8m / $96k - $228k | R24k - R40k / $1,440 - $2,400 | R2,230 - R3,720 / $134 - $223 |
| Woodstock | Creative / Regen | R1.7m - R4.2m / $102k - $252k | R25k - R42k / $1,500 - $2,520 | R2,320 - R3,900 / $139 - $234 |
| Claremont | Family / Schools | R2.5m - R6.0m / $150k - $360k | R30k - R55k / $1,800 - $3,300 | R2,790 - R5,110 / $167 - $306 |
| Rondebosch | Family / Top Schools | R3.5m - R10m / $210k - $600k | R35k - R60k / $2,100 - $3,600 | R3,250 - R5,570 / $195 - $334 |
| Constantia | Green / Luxury Family | R6m - R25m / $360k - $1.5m | R30k - R55k / $1,800 - $3,300 | R2,790 - R5,110 / $167 - $306 |
| Gardens (City Bowl) | Central / Views | R3m - R12m / $180k - $720k | R45k - R70k / $2,700 - $4,200 | R4,180 - R6,500 / $251 - $390 |
| Green Point | Expat / Central | R3m - R15m / $180k - $900k | R50k - R85k / $3,000 - $5,100 | R4,650 - R7,900 / $278 - $473 |
| Sea Point | Expat / Seaside | R3m - R18m / $180k - $1.08m | R50k - R90k / $3,000 - $5,400 | R4,650 - R8,360 / $278 - $501 |
| Bantry Bay | Ultra-Prime | R8m - R60m / $480k - $3.6m | R70k - R150k / $4,200 - $9,000 | R6,500 - R13,940 / $390 - $835 |
| Clifton / Camps Bay | Trophy Coastal | R15m - R80m+ / $900k - $4.8m+ | R80k - R180k+ / $4,800 - $10,800+ | R7,430 - R16,720+ / $445 - $1,000+ |
How much more do you pay for properties in Cape Town when you include renovation work, taxes, and fees?
When buying property in Cape Town in 2026, the total cost including transfer duty, legal fees, and registration typically adds 6% to 10% on top of the purchase price.
For a property around $200,000 (about R3.34 million) in Cape Town, you can expect additional costs of roughly R235,000 to R365,000 ($14,000 to $22,000). This brings your total outlay to approximately R3.58 million to R3.70 million ($215,000 to $222,000), depending on whether you need a bond and the exact transfer duty bracket.
For a property around $500,000 (about R8.34 million) in Cape Town in 2026, additional costs typically range from R585,000 to R920,000 ($35,000 to $55,000). Your total cost would therefore be approximately R8.93 million to R9.26 million ($535,000 to $555,000).
For a property around $1,000,000 (about R16.69 million) in Cape Town, expect additional costs of roughly R1.25 million to R1.85 million ($75,000 to $111,000). This means your all-in cost would be approximately R17.94 million to R18.54 million ($1.075 million to $1.111 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Cape Town.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Cape Town
| Expense | Category | Estimated Cost Range (ZAR / $) |
|---|---|---|
| Transfer Duty | Tax | Properties below R1.1 million are exempt from transfer duty in South Africa. Above this threshold, rates scale from 3% to 13% depending on the purchase price. For a R5 million property, expect around R250,000 to R300,000 ($15,000 to $18,000). |
| Conveyancing Fees | Legal | Transfer attorney fees follow a sliding scale set by the Law Society of South Africa, plus VAT and disbursements. For a R3 million property, typical fees range from R45,000 to R65,000 ($2,700 to $3,900). Higher-priced properties pay proportionally more. |
| Deeds Office Fees | Admin | Registration fees are set by the Deeds Registries and cover the formal transfer of ownership. These typically range from R1,500 to R5,000 ($90 to $300) depending on the property value and filing requirements. |
| Bond Registration | Finance Admin | If you take out a mortgage, additional attorney and deeds fees apply to register the bond. For a R3 million bond, expect around R40,000 to R55,000 ($2,400 to $3,300) in bond registration costs. |
| Light Renovation | Renovation | Basic updates like painting, flooring, and minor fixes typically cost R1,500 to R4,000 per square meter ($90 to $240 per sqm). For a 100 sqm apartment, budget R150,000 to R400,000 ($9,000 to $24,000). |
| Major Renovation | Renovation | Substantial work like kitchen and bathroom upgrades, rewiring, or structural changes costs R6,000 to R15,000 per square meter ($360 to $900 per sqm). For a 150 sqm home, budget R900,000 to R2.25 million ($54,000 to $135,000). |
| Contingency | Buffer | Always add 10% of your renovation budget for unexpected costs. Renovations in Cape Town frequently encounter surprises like old wiring or plumbing issues. For a R500,000 renovation, set aside R50,000 ($3,000) as contingency. |
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 Cape Town in 2026 with different budgets?
With $100,000 (about R1.67 million) in Cape Town in January 2026, you can find an existing one-bedroom apartment of around 45 square meters in Parklands or Table View with basic finishes, an existing two-bedroom apartment of about 60 square meters in non-frontline Muizenberg, or an existing one-bedroom apartment of roughly 50 square meters in Observatory in an older building with limited parking.
With $200,000 (about R3.34 million) in Cape Town, you can purchase an existing two-bedroom apartment of approximately 75 square meters in a newer Woodstock regeneration pocket, an existing two-bedroom apartment of around 80 square meters in an older but well-located Claremont building, or a small existing townhouse of 110 to 130 square meters in Table View.
With $300,000 (about R5 million) in Cape Town in 2026, you can afford an existing two-bedroom apartment of 85 to 100 square meters in Sea Point in an older non-frontline building, an existing three-bedroom townhouse of around 140 square meters in Claremont, or an existing three-bedroom house of 180 to 220 square meters on the edge of the Southern Suburbs near Muizenberg.
With $500,000 (about R8.34 million) in Cape Town, your options include an existing three to four bedroom family house of 220 to 300 square meters in Rondebosch (though the specific street matters greatly), an existing two to three bedroom premium apartment of 110 to 140 square meters in Green Point, or an existing four-bedroom house of 280 to 350 square meters in the entry end of Constantia.
With $1,000,000 (about R16.69 million) in Cape Town in January 2026, you can buy a high-end apartment of 150 to 220 square meters near the Waterfront or in prime Green Point, a large family home of 350 to 500 square meters in a better position in Constantia, or an entry-level luxury house of 300 to 450 square meters in Camps Bay that may not be on a top street or might need updating.
With $2,000,000 (about R33.37 million) in Cape Town, you are firmly in the luxury market and can acquire a luxury villa of 400 to 650 square meters in Camps Bay with high-end finishes and views, a trophy apartment or penthouse of 250 to 400 square meters in a premium Bantry Bay building, or a prime villa of 350 to 600 square meters in Clifton where availability is rare and prices are highly dependent on views and position.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Cape Town.
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 Cape Town, 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 |
|---|---|---|
| South African Reserve Bank (SARB) | South Africa's central bank publishes official macro and foreign exchange reference rates. | We used SARB data to obtain ZAR/USD and ZAR/EUR reference rates for converting all prices into dollars and euros. We also referenced SARB for the interest rate backdrop affecting mortgage affordability. |
| Statistics South Africa (Stats SA) | The official national statistics agency responsible for publishing CPI and inflation data. | We used Stats SA's CPI archives to calculate inflation-adjusted (real) price changes. We ensured consistency when comparing nominal versus real price growth over one and ten year periods. |
| South African Revenue Service (SARS) | SARS is the national tax authority and publishes official transfer duty rate tables. | We used SARS transfer duty tables to estimate buyer taxes at different price points. We also explained how transfer duty affects total purchase costs for Cape Town properties. |
| Deeds Office | The official Deeds Registries fee schedule that applies to all property transfers in South Africa. | We used Deeds Office fees to estimate registration-related costs that sit on top of attorney fees. We included these in our total cost calculations for different price brackets. |
| Law Society of South Africa (LSSA) | The professional body that sets guideline conveyancing fees most attorneys reference when quoting. | We used LSSA guidelines to frame typical conveyancing fee ranges for Cape Town transactions. We kept our cost estimates realistic based on these professional standards. |
| Lightstone (Market Commentary) | A long-established property data and analytics firm that works directly with deeds and transaction records. | We used Lightstone data to understand the shape of Cape Town's market and price band distribution. We validated our middle-80% price range estimates against their transaction analysis. |
| Property Professional | An industry publication reporting Lightstone's official metro transaction totals and averages. | We used Property Professional's reporting to anchor the Cape Town Metro average transacted price. We rolled this baseline forward to January 2026 using observed growth rates. |
| Reuters | A top-tier international news wire service summarizing official inflation data and SARB policy expectations. | We used Reuters reporting to explain why rate and inflation expectations matter to Cape Town housing demand. We connected macro conditions to the year-on-year price changes we observed. |
| Turner and Townsend | A global construction consultancy with transparent annual benchmarking across markets including Cape Town. | We used Turner and Townsend benchmarks to estimate order-of-magnitude renovation costs per square meter. We treated these as planning ranges rather than fixed quotes. |
| BusinessTech | A widely-read South African business news site covering property market trends and price data. | We used BusinessTech reporting to validate Atlantic Seaboard price-per-sqm premiums. We cross-referenced their Sea Point and Bantry Bay figures against our citywide calculations. |
| Property24 | South Africa's largest property listing portal with extensive market coverage and price data. | We used Property24 articles to validate luxury price ranges in Cape Town's prime suburbs. We confirmed that Clifton and Camps Bay regularly feature multi-tens-of-millions sales. |
| Lightstone (December 2025 Newsletter) | Lightstone's regular newsletter provides timely updates on Western Cape property market momentum. | We used this newsletter to track late-2025 market conditions and Western Cape outperformance. We applied these insights when rolling forward the 2024 baseline to January 2026. |
| Cape Town Municipal Records | Official local government data on property registrations and neighborhood classifications. | We used municipal data to understand neighborhood boundaries and property type distributions. We cross-referenced this with commercial data sources for accuracy. |
| Private Property | A major South African property portal providing listing data and market insights. | We used Private Property listings to validate price ranges across different Cape Town neighborhoods. We compared asking prices to transaction data to estimate negotiation discounts. |
| FNB Property Barometer | First National Bank's regular property market analysis based on their mortgage book data. | We used FNB data to understand buyer profiles and price sensitivity in different market segments. We incorporated their affordability analysis into our demand commentary. |
| Absa Housing Review | Absa Bank's quarterly analysis of South African residential property trends. | We used Absa data to cross-check price growth estimates against bank valuation trends. We validated our year-on-year change calculations against their findings. |
| RE/MAX National Housing Report | A major real estate franchise providing on-the-ground market intelligence from agents nationwide. | We used RE/MAX reports to understand listing-to-sale price dynamics. We validated our 6% average discount estimate against agent feedback in their surveys. |
| Pam Golding Properties | A premium South African estate agency with deep coverage of Cape Town's luxury market. | We used Pam Golding data to validate ultra-prime price ranges in areas like Clifton and Camps Bay. We cross-referenced their luxury listings against our top-end estimates. |
| Seeff Properties | A long-established South African estate agency with comprehensive Cape Town coverage. | We used Seeff listings to understand price variations across Cape Town's diverse neighborhoods. We validated our entry-level price estimates against their affordable listings. |
| Rawson Properties | A major South African property group with extensive market research capabilities. | We used Rawson data to understand the breakdown of property types in Cape Town's market. We incorporated their analysis into our estimates of apartment versus house proportions. |
| TPN Credit Bureau | A credit bureau that tracks tenant and buyer payment behavior in South African property markets. | We used TPN data to understand affordability pressures affecting different buyer segments. We factored this into our analysis of which price brackets are most active. |
| SAPOA (South African Property Owners Association) | The industry body representing commercial and residential property owners in South Africa. | We used SAPOA research to understand supply constraints in Cape Town's development pipeline. We incorporated their analysis into our explanation of price growth drivers. |
| Western Cape Government Economic Reports | Official provincial government publications on economic conditions and housing markets. | We used provincial data to understand semigration trends and employment patterns affecting Cape Town demand. We connected these macro factors to neighborhood-level price dynamics. |
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