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Muizenberg offers beachside property at significantly lower prices than Atlantic Seaboard suburbs while delivering rental yields between 7-10%.
The suburb has experienced remarkable property price growth of 50-77% between 2020-2025, outperforming most Cape Town areas. With upcoming beachfront infrastructure upgrades planned for 2025-2026 and strong short-term rental demand, Muizenberg presents both opportunities and risks for property investors seeking coastal exposure without premium suburb pricing.
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Muizenberg beachside apartments cost R13,000-R34,000 per square meter, significantly lower than Sea Point's R45,000-R80,000 range.
The area delivers superior rental yields of 7-10% compared to established suburbs, supported by strong short-term rental demand and lower purchase prices.
Investment Metric | Muizenberg | Sea Point | Blouberg |
---|---|---|---|
Average Price per m² | R13,000-R34,000 | R45,000-R80,000 | R28,000-R50,000 |
Rental Yield | 7-10% | 6-8% | 6-8% |
International Buyer Share | 10-20% | 20-35% | 10-25% |
5-Year Price Growth (2020-25) | 50-77% | 35-45% | 45-60% |
Monthly Levies/Rates | R1,700-R3,800 | R2,500-R7,000 | R2,000-R4,900 |
Airbnb Occupancy Rate | 66-71% | 69-74% | 67-70% |
Crime Risk Level | Moderate | Low | Moderate |

What are the current property prices per square meter for beachside apartments and houses in Muizenberg?
Beachside apartments in Muizenberg typically cost between R13,000 and R27,000 per square meter as of September 2025.
Premium beachfront units can reach R34,000 per square meter, with most properties listing between R1.25 million and R2.6 million for 45-98 square meter apartments. These prices represent exceptional value compared to Atlantic Seaboard alternatives where similar properties cost R45,000-R80,000 per square meter.
Freehold houses in Muizenberg range from R13,000 to R20,000 per square meter for standard properties. Luxury homes closer to the beachfront command higher prices, with total property values ranging from R1.4 million to over R3 million for 72-200 square meter homes.
The price differential between Muizenberg and premium suburbs like Sea Point represents a 60-70% discount, making it an attractive entry point for coastal property investment in Cape Town.
How do Muizenberg's rental yields compare to other Cape Town coastal suburbs?
Muizenberg delivers gross rental yields between 7-10% for sectional title properties, significantly outperforming most established Cape Town coastal areas.
Sea Point and Blouberg typically generate rental yields of 6-8% for apartments, making Muizenberg's returns 1-2 percentage points higher. This yield advantage stems from Muizenberg's lower property purchase prices combined with strong rental demand from both short-term visitors and long-term tenants.
The higher yields in Muizenberg are particularly evident in the short-term rental market, where proximity to the beach and surf spots drives consistent booking demand. Properties within 200 meters of the beachfront achieve the highest yields due to premium pricing for ocean access.
However, these yields require active management and come with seasonal fluctuations that don't affect more stable rental markets in established suburbs.
What percentage of Muizenberg property buyers are international investors?
International investors comprise approximately 10-20% of property buyers in Muizenberg and similar seaside Cape Town suburbs as of September 2025.
This proportion is lower than Atlantic Seaboard suburbs like Sea Point, where international buyers represent 20-35% of purchases, but higher than inland areas. The remaining 80-90% of Muizenberg buyers are local South Africans or semigrants from other provinces seeking coastal lifestyle or investment opportunities.
International interest in Muizenberg has grown steadily as buyers seek more affordable coastal alternatives to premium areas. The area attracts particularly strong interest from investors looking for rental income properties rather than primary residences.
British, German, and other European buyers represent the largest international buyer segments, drawn by currency advantages and Cape Town's established expat communities.
How has Muizenberg's property price growth performed over the last 5-10 years?
Property Type | 2020-2025 Growth | Performance vs Cape Town Average |
---|---|---|
Sectional Title (Apartments) | 50% increase | Above average |
Full Title (Houses) | 77% increase | Significantly above average |
Beachfront Premium Properties | 80-90% increase | Top performer |
Average Annual Growth Rate | 12-15% | Outperforming most suburbs |
10-Year Price Appreciation | Nearly doubled | Exceptional growth |
What is the average annual occupancy rate for short-term rentals in Muizenberg?
Short-term rentals in Muizenberg achieve annual occupancy rates of 66-71%, consistent with broader Cape Town averages for coastal properties.
Peak occupancy occurs during summer months (November-April) when rates can exceed 85%, with February typically being the strongest month. Winter occupancy drops to 45-55% as tourist demand decreases, though Muizenberg maintains some year-round appeal due to its surf community and digital nomad visitors.
Properties within 100 meters of the beach consistently achieve occupancy rates 10-15% higher than those further inland. Successful operators report that professional management, competitive pricing, and quality furnishing are essential for maintaining high occupancy rates.
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The seasonal nature of demand requires careful financial planning, as most annual rental income is concentrated in the 5-6 month summer period.
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What are the crime statistics for Muizenberg, particularly near beachfront areas?
Muizenberg experiences moderate crime levels, with petty theft and muggings being the primary concerns for property owners and visitors.
The beachfront area, particularly Sunrise Beach, recorded 16 muggings over a three-month period in 2022, highlighting the need for vigilance with valuables. Most incidents involve opportunistic theft targeting tourists and visitors carrying visible electronics or jewelry.
Violent crime rates near the main tourist beach are statistically lower than in outer Muizenberg neighborhoods, but property owners should implement standard security measures. Break-ins and property crime do occur, particularly in less densely populated areas away from the main beachfront.
The area is generally safer than many Cape Town suburbs, but investors should budget for security systems, proper lighting, and potentially security services for rental properties to protect both guests and investment value.
What are the typical monthly costs for levies, rates, and utilities in Muizenberg?
Monthly operational costs for beachside properties in Muizenberg range from R2,500 to R5,800 depending on property size and type.
Sectional title levies typically cost R1,000-R2,000 per month, covering building maintenance, security, and communal area upkeep. Municipal rates range from R700-R1,800 monthly for standard apartments and houses, with beachfront properties trending toward higher rates due to increased valuations.
Utility costs including water, refuse, sewer, and electricity average R800-R2,000 monthly depending on usage and occupancy patterns. Short-term rental properties often have higher utility costs due to increased turnover and guest usage patterns.
These costs are significantly lower than comparable properties in Sea Point or Camps Bay, where total monthly costs can exceed R7,000-R10,000 for similar beachfront exposure.
What infrastructure and development projects are planned for Muizenberg?
1. **Beachfront Revitalization (2025-2026)**: New promenade construction, step revetment for sea defense, upgraded parking facilities, and universal access improvements 2. **Road Infrastructure Upgrades**: Proposed improvements to Royal Road and Vlei/Prince George Drive intersections to reduce traffic congestion 3. **Public Transport Enhancements**: Upgrades to improve reliability and capacity of train services to Cape Town CBD 4. **Pedestrian and Cycling Infrastructure**: New dedicated lanes and improved safety measures for non-motorized transport 5. **Tourist Facility Improvements**: Enhanced beach amenities, public restrooms, and visitor information centers 6. **Parking Solutions**: Additional parking areas to address tourist season congestion issuesHow accessible is Muizenberg from Cape Town's CBD and airport?
Muizenberg offers reasonable accessibility to Cape Town's main business and transport hubs, though travel times vary significantly with traffic conditions.
By car, the CBD is reachable in 25-35 minutes during off-peak periods via the M3 and M5 highways. Cape Town International Airport requires 30-40 minutes of driving via the N2 highway. Peak hour travel can extend these times by 50-100%.
The Southern Line train service provides direct connection to the city center when operational, but reliability remains variable. Many residents and visitors prefer private transport due to service disruptions and safety concerns on public transport.
For international visitors and business travelers, the airport proximity is adequate but not exceptional compared to properties in the northern suburbs or Atlantic Seaboard.

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What are the seasonal tourism patterns and their impact on rental demand in Muizenberg?
Muizenberg experiences pronounced seasonal tourism patterns that directly impact rental demand and pricing throughout the year.
Peak season runs from November through April, with December-February generating the highest rental rates and occupancy levels. During these months, short-term rentals can command 200-300% premiums over winter rates, with properties near the beach booking months in advance.
Winter months (May-September) see significant decreases in tourist demand, though Muizenberg maintains some appeal for surfers, digital nomads, and local visitors. Rental rates typically drop 40-60% during this period, requiring investors to plan for seasonal cash flow variations.
The area's year-round surf conditions provide more stability than purely summer-focused coastal destinations, but investors must still prepare for substantial seasonal revenue fluctuations when calculating returns.
What are the main investment risks in Muizenberg compared to established Cape Town suburbs?
1. **Seasonal Revenue Volatility**: Income heavily concentrated in 5-6 summer months, requiring careful cash flow management 2. **Crime and Security Concerns**: Higher petty crime rates than Atlantic Seaboard areas, requiring additional security investments 3. **Transport Reliability Issues**: Dependence on potentially unreliable train services affecting commuter and tourist access 4. **Market Liquidity Constraints**: Properties take longer to sell and achieve smaller premiums compared to premium suburbs 5. **Infrastructure Dependency**: Property values tied to successful completion of promised government infrastructure projectsWhat exit opportunities exist for Muizenberg property investors?
Muizenberg property investors face a seller's market in 2025 with strong demand but more limited premium potential compared to established suburbs.
Properties, particularly in central and beachfront locations, typically sell within four months of listing due to constrained supply and growing demand. However, sale premiums are modest, with most properties selling within 8% of listing prices rather than achieving significant premiums.
The market favors properties under R3 million, with higher-priced homes taking longer to sell. International buyer interest provides additional liquidity, particularly for well-presented beachfront properties or successful rental operations with established income streams.
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Exit timing is crucial, as selling during peak season (November-February) typically yields better prices and faster sales than winter period transactions.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Muizenberg presents a compelling case for coastal property investment in Cape Town, offering beachside exposure at a significant discount to premium suburbs while delivering superior rental yields.
The upcoming infrastructure developments and continued gentrification suggest potential for continued price appreciation, though investors must carefully manage seasonal revenue patterns and security considerations inherent to the area.
Sources
- Private Property - Muizenberg Apartments
- Property24 - Muizenberg Properties
- CCH Area Profiles - Muizenberg
- Seeff - Muizenberg Area Profile
- Global Property Guide - South Africa Rental Yields
- REI - Muizenberg Beachfront Revitalisation
- AirBtics - Cape Town Airbnb Revenue
- False Bay Echo - Muizenberg Beachfront Upgrade