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
If you're thinking about buying a house in Cape Town in 2026, you're probably wondering how much you'll actually need to spend.
This guide breaks down real house prices across different neighborhoods, bedroom counts, and buyer situations, so you can plan your budget with confidence.
We constantly update this blog post with the freshest data from official sources and local market reports.
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.
How much do houses cost in Cape Town as of 2026?
What's the median and average house price in Cape Town as of 2026?
As of early 2026, the median house price in Cape Town sits at around R3.8 million (approximately US$235,000 or €216,000), while the average house price runs higher at about R4.6 million (roughly US$285,000 or €262,000).
The typical price range that covers roughly 80% of house sales in Cape Town in 2026 falls between R1.5 million and R8 million (US$93,000 to US$495,000, or €85,000 to €455,000), with most family buyers landing somewhere in the R2.2 million to R6 million bracket.
The gap between median and average house prices in Cape Town reveals something important about this market: luxury pockets like Llandudno, Bishopscourt, and the Atlantic Seaboard push the average way up, even though most buyers never shop in those price brackets.
At the median price of R3.8 million in Cape Town, you can realistically expect a 3-bedroom freestanding house in a solid middle-class suburb like Blouberg, parts of the Northern Suburbs, or the edges of the Southern Suburbs, typically with a small garden and secure parking.
What's the cheapest livable house budget in Cape Town as of 2026?
As of early 2026, the minimum budget for a livable house in Cape Town starts at around R1 million to R1.3 million (approximately US$62,000 to US$80,000, or €57,000 to €74,000), though you'll need to be flexible on location.
At this entry-level price point in Cape Town, "livable" typically means a basic but functional house that's legally registered, has working plumbing and electricity, and won't need major structural repairs, though finishes will be modest and security upgrades may be needed.
These cheapest livable houses in Cape Town are usually found in areas like Delft (particularly The Hague section), Mitchells Plain, Khayelitsha, Blue Downs, and Eerste River, as well as the more affordable edges of Parow, Goodwood, and Bellville.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Cape Town here.
How much do 2 and 3-bedroom houses cost in Cape Town as of 2026?
As of early 2026, typical prices for 2-bedroom houses in Cape Town range from R1.5 million to R3 million (US$93,000 to US$185,000, or €85,000 to €170,000), while 3-bedroom houses typically fall between R2 million and R4.5 million (US$124,000 to US$278,000, or €114,000 to €256,000).
For a 2-bedroom house in Cape Town in 2026, the realistic price range spans from around R1.5 million in areas like Parow or Brackenfell up to R3 million or more in popular locations like Blouberg or Observatory.
A 3-bedroom house in Cape Town in 2026 realistically costs between R2 million in the Northern Suburbs or Cape Flats edges, and can reach R4.5 million or higher in sought-after areas like Rondebosch, Claremont, or the Table View corridor.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Cape Town runs between 25% and 50%, with the jump being largest in family-oriented suburbs where that extra bedroom is in high demand.
How much do 4-bedroom houses cost in Cape Town as of 2026?
As of early 2026, a typical 4-bedroom house in Cape Town costs between R3.8 million and R8.5 million (approximately US$235,000 to US$525,000, or €216,000 to €483,000), depending heavily on which suburb and how close to the mountains or ocean you want to be.
For a 5-bedroom house in Cape Town in 2026, the realistic price range runs from around R5.8 million to R13 million (US$360,000 to US$804,000, or €331,000 to €739,000), with the higher end found in areas like Constantia, Bishopscourt, and parts of the Atlantic Seaboard.
A 6-bedroom house in Cape Town in 2026 typically falls between R7.5 million and R18 million (US$463,000 to US$1.1 million, or €426,000 to €1 million), though ultra-prime pockets like Llandudno can push well into R20 million to R60 million territory.
Please note that we give much more detailed data in our pack about the property market in Cape Town.
How much do new-build houses cost in Cape Town as of 2026?
As of early 2026, a new-build house in Cape Town typically costs between R2.5 million and R7 million (approximately US$155,000 to US$433,000, or €142,000 to €398,000) for mainstream family homes, with the price depending on location and specifications.
The typical percentage premium that new-build houses carry compared to older resale houses in Cape Town runs between 10% and 20%, reflecting the value buyers place on modern layouts, updated electrical systems, and increasingly common solar or inverter readiness.
How much do houses with land cost in Cape Town as of 2026?
As of early 2026, a house with meaningful land (a proper yard, not just a small courtyard) in Cape Town typically costs between R4.5 million and R15 million (approximately US$278,000 to US$927,000, or €256,000 to €852,000), with the premium being especially steep in land-scarce areas.
In Cape Town, a "house with land" typically means a property with a plot size (erf) of at least 600 to 1,000 square meters or more, which gives you space for a real garden, possible pool, and room between you and your neighbors.
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Where are houses cheapest and most expensive in Cape Town as of 2026?
Which neighborhoods have the lowest house prices in Cape Town as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Cape Town include Delft (particularly The Hague area), Khayelitsha, Mitchells Plain, Blue Downs, Eerste River, and parts of Bellville, Parow, and Goodwood.
In these cheapest Cape Town neighborhoods, typical house prices range from around R400,000 to R1.5 million (approximately US$25,000 to US$93,000, or €23,000 to €85,000), with The Hague in Delft recording averages as low as R133,000 in recent deed data.
The main reason these neighborhoods have lower house prices comes down to distance from major employment hubs and the Atlantic/Southern Suburbs lifestyle corridors, combined with historical infrastructure backlogs and higher perceived security concerns that keep demand (and prices) lower.
Which neighborhoods have the highest house prices in Cape Town as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Cape Town are Llandudno (averaging around R26 million), Bishopscourt, and Clifton, followed closely by Camps Bay, Bantry Bay, Fresnaye, and upper Constantia.
In these most expensive Cape Town neighborhoods, typical house prices range from R15 million to R60 million or more (approximately US$927,000 to US$3.7 million, or €852,000 to €3.4 million), with trophy properties occasionally exceeding R100 million.
These neighborhoods command the highest prices because they combine extremely limited supply (small geographic footprints with strict building controls), unobstructed Atlantic Ocean or mountain views, and proximity to Cape Town's most desirable beaches and lifestyle amenities.
The typical buyer purchasing houses in these premium Cape Town neighborhoods tends to be either a high-net-worth South African seeking a primary or second home, a foreign buyer (often from the UK, Germany, or other African countries) looking for lifestyle and investment, or a local business owner prioritizing security and prestige.
How much do houses cost near the city center in Cape Town as of 2026?
As of early 2026, houses near the Cape Town city center (in areas like Gardens, Oranjezicht, Vredehoek, Tamboerskloof, Green Point, and De Waterkant) typically cost between R4 million and R12 million (approximately US$247,000 to US$742,000, or €227,000 to €682,000).
Houses near major transit hubs in Cape Town, particularly along MyCiTi bus corridors like Table View, Parklands, Blouberg, Milnerton, and Century City, typically range from R2.2 million to R6.5 million (US$136,000 to US$402,000, or €125,000 to €369,000).
Houses near top-rated schools in Cape Town, such as Bishops (Diocesan College), Rondebosch Boys', SACS, Herschel, and Westerford in areas like Rondebosch, Newlands, Claremont, and Kenilworth, typically cost between R4.5 million and R15 million (US$278,000 to US$927,000, or €256,000 to €852,000).
Houses in expat-popular areas of Cape Town, including Sea Point, Green Point, Camps Bay, Fresnaye, Gardens, Oranjezicht, and Constantia, typically range from R5 million to R25 million or more (US$309,000 to US$1.5 million, or €284,000 to €1.4 million).
We actually have an updated expat guide for Cape Town here.
How much do houses cost in the suburbs in Cape Town as of 2026?
As of early 2026, houses in the suburbs of Cape Town typically cost between R2.2 million and R7 million (approximately US$136,000 to US$433,000, or €125,000 to €398,000), though this varies considerably between the Northern, Southern, and West Coast corridors.
The typical price difference between suburban houses and city-center houses in Cape Town runs between 30% and 50% lower in the suburbs, meaning you can often get more space and land for your money by moving 15 to 20 kilometers from the CBD.
The most popular suburbs for house buyers in Cape Town in 2026 include Durbanville, Brackenfell, and parts of Bellville in the Northern Suburbs, Table View, Parklands, and Blouberg along the West Coast, and Muizenberg, Fish Hoek, and Noordhoek in the Deep South.
What areas in Cape Town are improving and still affordable as of 2026?
As of early 2026, the top areas in Cape Town that are improving and still relatively affordable for house buyers include Woodstock, Salt River, Observatory, Maitland, and (for longer-term watchers) Paarden Eiland.
The current typical house price in these improving yet affordable Cape Town areas ranges from R1.8 million to R4 million (approximately US$111,000 to US$247,000, or €102,000 to €227,000), though micro-location matters enormously street by street.
The main sign of improvement driving buyer interest in these areas is the City of Cape Town's formal planning focus and urban regeneration initiatives, including the Woodstock/Salt River Local Spatial Development Framework, which signals long-term public investment and development support.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Cape Town right now?
What are typical buyer closing costs for houses in Cape Town right now?
Typical total closing costs for house buyers in Cape Town run between 2% and 4% of the purchase price if you're paying cash, or 4% to 7% if you're taking out a mortgage (because bond registration adds extra fees).
The main closing cost categories in Cape Town include transfer duty (the government tax on property transfers), conveyancing and transfer attorney fees, Deeds Office registration charges, and bond registration costs if you're financing the purchase.
The single largest closing cost for house buyers in Cape Town is typically the transfer duty, which can run from zero on properties under R1.21 million up to hundreds of thousands of rand on more expensive homes, making it essential to budget for this tax early in your planning.
We cover all these costs and what are the strategies to minimize them in our property pack about Cape Town.
How much are property taxes on houses in Cape Town right now?
Typical annual property tax (called municipal rates) for a house in Cape Town ranges from roughly R10,000 to R80,000 per year (approximately US$620 to US$4,950, or €570 to €4,550), depending on your property's municipal valuation and applicable rebates.
Property tax in Cape Town is calculated by multiplying your home's municipal valuation by the City's approved rate-in-the-rand, then subtracting any rebates you qualify for as an owner-occupier, with the rates and tariffs published annually in the City's official budget documents.
If you want to go into more details, we also have a page with all the property taxes and fees in Cape Town.
How much is home insurance for a house in Cape Town right now?
Typical annual home insurance (building cover) for a house in Cape Town ranges from around R5,000 to R48,000 per year (approximately US$310 to US$2,970, or €285 to €2,730), depending on your home's replacement value, location, and security features.
The main factors affecting home insurance premiums for houses in Cape Town include the building's replacement cost (not market value), the suburb's crime risk profile, whether you have security measures like alarms and electric fencing, and proximity to the coast (which can affect weather-related claims).
What are typical utility costs for a house in Cape Town right now?
Typical total monthly utility costs for a house in Cape Town range from around R2,000 to R6,000 per month (approximately US$124 to US$371, or €114 to €341), covering electricity, water, sewerage, and refuse removal.
The breakdown of main utility categories for a Cape Town house includes electricity at R1,200 to R3,500 per month (higher blocks can exceed R2.60 per kWh including VAT), plus water, sewerage, and refuse combined at R800 to R2,500 per month, with larger households and gardens pushing costs toward the higher end.
What are common hidden costs when buying a house in Cape Town right now?
Common hidden costs that house buyers in Cape Town often overlook typically add up to R75,000 to R400,000 or more (approximately US$4,600 to US$24,700, or €4,250 to €22,700) in the first year, depending on the property's condition and your security requirements.
Typical inspection fees when purchasing a house in Cape Town range from R2,500 to R6,000 for a general home inspection (US$155 to US$371, or €142 to €341), with specialist add-ons for roof, drainage, or structural issues potentially pushing the total to R8,000 to R15,000.
Other common hidden costs beyond inspections include security upgrades (alarms, electric fencing, cameras) at R15,000 to R120,000, inverter or solar installation at R60,000 to R250,000 or more, boundary wall repairs, compliance certificates for electrical and plumbing, and coastal corrosion maintenance for homes near the ocean.
The hidden cost that tends to surprise first-time house buyers in Cape Town the most is the inverter or solar backup system, because load-shedding has made reliable power a near-essential feature, and retrofitting a proper system after purchase often costs more than buyers initially budget.
You will find here the list of classic mistakes people make when buying a property in Cape Town.
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What do locals and expats say about the market in Cape Town as of 2026?
Do people think houses are overpriced in Cape Town as of 2026?
As of early 2026, many locals and expats do feel that houses in Cape Town are overpriced, particularly because sustained demand from internal migrants, foreign buyers, and lifestyle seekers has outpaced what average local incomes can afford.
Houses in Cape Town typically stay on the market for 4 to 10 weeks when well-priced, though overpriced properties can sit for 3 to 6 months, and luxury homes above R15 million often take 6 to 12 months or longer to find the right buyer.
The main reason locals and expats give for feeling house prices are high is that Cape Town offers a unique combination of natural beauty, relative safety, and lifestyle that's hard to find elsewhere in South Africa, which keeps demand strong even when prices feel stretched.
Current sentiment on house prices in Cape Town feels somewhat more optimistic than a year or two ago, because interest rates have started easing and the energy crisis (load-shedding) has improved, giving buyers more confidence to commit.
You'll find our latest property market analysis about Cape Town here.
Are prices still rising or cooling in Cape Town as of 2026?
As of early 2026, house prices in Cape Town are still rising, though at a modest pace rather than the rapid increases seen in previous boom periods, with the Western Cape continuing to outperform most other South African regions.
The estimated year-over-year house price change in Cape Town sits at around 3% to 5% in nominal terms, which translates to roughly flat or slightly positive in real (inflation-adjusted) terms, according to recent data from Stats SA and major lenders.
Experts and locals expect house prices in Cape Town over the next 6 to 12 months to continue their modest upward trajectory, supported by improving interest rate conditions and sustained lifestyle-driven demand, though affordability constraints may limit the pace of growth.
Finally, please note that we have covered property price trends and forecasts for Cape Town here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of South Africa. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 |
|---|---|---|
| Statistics South Africa (Stats SA) RPPI | South Africa's national statistics agency with the official residential price index. | We used it to anchor Cape Town's official price growth rate and keep 2026 estimates consistent. We also used its first-time-sold vs resold split for new-build analysis. |
| Lightstone Property Data | Leading South African property data firm using official Deeds Office records. | We used it to name specific suburbs with real 2024 average sale prices. We triangulated cheap vs expensive areas and grounded our 2026 price ranges. |
| FNB Property Barometer | Major South African bank with a long-running property research function. | We used it to cross-check price growth direction and Western Cape's relative strength. We kept our market temperature section consistent with big-lender research. |
| ooba Home Loans oobarometer | Large home-loan originator with real pipeline data from applications and approvals. | We used it to benchmark national purchase prices and first-time buyer affordability. We applied it as a demand and lending conditions lens. |
| South African Revenue Service (SARS) | Official tax authority and definitive source for transfer duty brackets. | We used it to give precise, checkable transfer duty estimates at common price points. We explained where tax step jumps occur. |
| Law Society of South Africa (LSSA) | National professional body providing conveyancing fee guidelines. | We used it to estimate typical transfer attorney fees based on official guidance. We added common extras like Deeds Office and FICA costs. |
| City of Cape Town Tariffs Book 2025/26 | Official municipal tariff publication with detailed line items. | We used it to cross-check utility bill line items for water, sanitation, and refuse. We kept monthly utility ranges realistic for Cape Town. |
| City of Cape Town Electricity Tariff Explainer | Official City document explaining residential electricity blocks and rates. | We used it to estimate electricity bills at common usage levels. We explained why similar homes can pay different rates. |
| South African Reserve Bank (SARB) | Central bank and most defensible source for exchange rates. | We used it to convert rand prices into USD with a verifiable rate. We used late-January 2026 as a practical early-February proxy. |
| Financial Times | Major international newspaper with clear references to underlying data. | We used it to reflect what locals and expats say about affordability pressure. We treated it as a sentiment cross-check, not a dataset. |
| Western Cape Education Department (WCED) | Official provincial education department school directory. | We used it to confirm that top school areas we mention are real catchments. We kept neighborhood examples practical and verifiable. |
| City of Cape Town Woodstock/Salt River LSDF | Official City planning framework document, not marketing material. | We used it to justify why Woodstock and Salt River are improving areas. We kept the up-and-coming section rooted in real public plans. |
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