Authored by the expert who managed and guided the team behind the South Africa Property Pack
Yes, the analysis of Johannesburg's property market is included in our pack
Thinking about buying a property in Johannesburg and turning it into an Airbnb?
This article breaks down the real numbers behind Johannesburg's short-term rental market: nightly rates, occupancy levels, expenses, and realistic earnings.
We constantly update this blog post with the latest Johannesburg housing prices and Airbnb performance data.
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 Johannesburg.
Insights
- About 64% of Airbnb listings in Johannesburg are one-bedroom units, meaning the market skews heavily toward solo business travelers rather than families.
- Average Airbnb occupancy in Johannesburg sits around 48%, lower than Cape Town but more stable year-round due to consistent corporate demand.
- Backup power has become essential for Johannesburg hosts because load-shedding concerns directly affect booking decisions and reviews.
- Top-performing Johannesburg hosts achieve 60-70% occupancy, outperforming average hosts by roughly 20 percentage points.
- Nightly prices range dramatically: R650 in Braamfontein to R6,000+ for luxury homes in Sandhurst and Houghton.
- Many Johannesburg listings use 30+ night minimum stays, indicating mid-term corporate housing is a major market segment.
- Parking appears in 94% of listings, making it essentially mandatory in this car-dependent city.
- Johannesburg's demand is business-driven rather than seasonal, creating predictable but competitive weekday booking patterns.
- The most crowded price range is R700-R1,200 per night, so positioning above or below this band reduces direct competition.
Can I legally run an Airbnb in Johannesburg in 2026?
Is short-term renting allowed in Johannesburg in 2026?
As of the first half of 2026, short-term renting through Airbnb is generally allowed in Johannesburg, but there's no single "Airbnb law" making it a simple yes or no.
The main legal framework comes from the City's Land Use Scheme and Municipal Planning By-law, which determine permitted activities based on property zoning.
The most important thing to check is whether your zoning allows accommodation use, and if you're in a sectional title complex, whether body corporate rules permit short-term rentals.
Operating without proper permissions could result in enforcement action from the City or legal challenges from your body corporate.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in South Africa.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in South Africa.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Johannesburg as of 2026?
As of the first half of 2026, Johannesburg has no citywide minimum-stay requirement or annual night cap like some other major cities.
These rules don't differ by property type at the city level, though individual body corporates often impose 30+ night minimums to reduce party risk and guest turnover.
Since there's no official cap, hosts don't need to track rental nights for city compliance, though records are useful for tax reporting and building rules.
Do I have to live there, or can I Airbnb a secondary home in Johannesburg right now?
Johannesburg has no primary-residence requirement for Airbnb hosts, so you don't need to live in the property.
Secondary homes and investment properties can legally operate as short-term rentals, provided land-use rights and body corporate rules allow it.
There are no additional city permits specifically for non-primary residence rentals beyond standard zoning considerations.
The main practical difference is that some sectional title schemes are more lenient with owner-occupiers than absentee investors running full-time operations.
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Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Johannesburg right now?
Yes, you can operate multiple Airbnb listings under one name in Johannesburg, with no city-imposed limit on properties.
Each property still needs to comply individually with zoning requirements and body corporate rules.
No special multi-listing licenses are required, though hosts scaling up often formalize their business structure for cleaner accounting and liability protection.
Do I need a short-term rental license or a business registration to host in Johannesburg as of 2026?
As of the first half of 2026, most individual hosts don't need a special license from the City, though planning permission may be required if your zoning doesn't allow accommodation use.
If you need consent use approval, the process involves applying to the City's planning department, which can take several months.
Business registration isn't automatically required, but you must register with SARS and report rental income properly.
For multiple properties or staff, you may choose to register a company through CIPC's BizPortal for a few hundred rand.
Are there neighborhood bans or restricted zones for Airbnb in Johannesburg as of 2026?
As of the first half of 2026, Johannesburg has no citywide "no-go zones" for Airbnb, though building-level restrictions are common.
The strictest restrictions come from body corporates in Sandton and Rosebank apartments, plus HOA rules in Fourways and Bryanston gated communities.
These private restrictions exist to control guest turnover, noise, security access, and community character.
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.
How much can an Airbnb earn in Johannesburg in 2026?
What's the average and median nightly price on Airbnb in Johannesburg in 2026?
As of the first half of 2026, the average nightly price for Airbnb in Johannesburg is approximately R970 ($59 USD/€54 EUR), while the median sits around R800-R850 ($48-52 USD/€44-47 EUR) due to one-bedroom dominance.
About 80% of listings fall between R500 and R1,600 ($30-97 USD/€28-89 EUR) per night.
The biggest pricing factor in Johannesburg is location and perceived security, with properties near business hubs like Sandton commanding significant premiums.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Johannesburg.
How much do nightly prices vary by neighborhood in Johannesburg in 2026?
As of the first half of 2026, nightly prices vary from around R650 ($39 USD/€36 EUR) in Braamfontein and Maboneng to R6,000+ ($364 USD/€333 EUR) for luxury homes in Sandhurst and Houghton.
The highest-priced neighborhoods are Sandhurst, Hyde Park, and Houghton, commanding R2,500-R6,000+ ($152-364+ USD/€139-333+ EUR) per night.
The lowest-priced areas are Braamfontein, Maboneng, and Newtown at R650-R1,100 ($39-67 USD/€36-61 EUR), though these still attract guests seeking urban experiences with good transport access.
What's the typical occupancy rate in Johannesburg in 2026?
As of the first half of 2026, typical Airbnb occupancy in Johannesburg is approximately 48%, reflecting business-driven rather than seasonal tourism demand.
Most listings achieve 40-55% occupancy, though well-optimized properties in prime locations can reach 60-70%.
Johannesburg's occupancy is more stable year-round than Cape Town but generally lower due to lack of beach-holiday demand.
The biggest factor for above-average occupancy is offering reliable backup power combined with excellent security features.
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What's the average monthly revenue per listing in Johannesburg in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in Johannesburg is approximately R13,500 ($818 USD/€750 EUR).
About 80% of listings earn between R8,000 and R19,000 ($485-1,152 USD/€444-1,056 EUR) monthly, depending on size, location, and operations.
Top performers achieve R25,000-R40,000+ ($1,515-2,424+ USD/€1,389-2,222+ EUR), particularly larger Sandton properties capturing corporate bookings at premium rates.
Finally, note that we give here all the information you need to buy and rent out a property in Johannesburg.
What's the typical low-season vs high-season monthly revenue in Johannesburg in 2026?
As of the first half of 2026, low-season monthly revenue in Johannesburg averages R9,000-R11,000 ($545-667 USD/€500-611 EUR), while high season reaches R15,000-R19,000 ($909-1,152 USD/€833-1,056 EUR).
Low season falls during mid-December through early January and parts of April, while high season aligns with major Sandton conferences, FNB Art Joburg (September), and peak corporate activity from February through November.
What's a realistic Airbnb monthly expense range in Johannesburg in 2026?
As of the first half of 2026, monthly expenses for a self-managed Johannesburg apartment range from R5,000-R10,000 ($303-606 USD/€278-556 EUR), while larger houses run R12,000-R25,000 ($727-1,515 USD/€667-1,389 EUR).
The largest expense category is utilities combined with backup power costs, running R2,000-R5,000 ($121-303 USD/€111-278 EUR) monthly depending on property size and inverter/solar investment.
Hosts should expect 40-60% of gross revenue going to operating expenses, with larger and managed properties at the higher end.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Johannesburg.
What's realistic monthly net profit and profit per available night for Airbnb in Johannesburg in 2026?
As of the first half of 2026, realistic monthly net profit for a Johannesburg Airbnb ranges from R3,000-R6,500 ($182-394 USD/€167-361 EUR), with profit per available night averaging R100-R220 ($6-13 USD/€6-12 EUR).
Net profit spans from R1,000 (conservative) to R12,000+ for well-optimized properties in Sandton or Rosebank.
Profit margins typically fall between 20-45% of gross revenue, with self-managing hosts at the higher end.
Break-even occupancy is approximately 30-35%, meaning you need 9-11 booked nights monthly to cover operating costs.
In our property pack covering the real estate market in Johannesburg, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Johannesburg as of 2026?
How many active Airbnb listings are in Johannesburg as of 2026?
As of the first half of 2026, there are approximately 11,500 active Airbnb listings in Johannesburg, one of South Africa's larger short-term rental markets.
Growth has been steady over recent years but has moderated as the market matures and competition intensifies.
Which neighborhoods are most saturated in Johannesburg as of 2026?
As of the first half of 2026, the most saturated Johannesburg neighborhoods are Sandton (Sandown, Morningside), Rosebank, Fourways, and Midrand/Waterfall, where competition is most intense.
These areas became saturated because they combine secure apartment buildings with proximity to business hubs, Gautrain stations, and shopping centers.
Undersaturated neighborhoods offering better opportunities include Bedfordview, Melville, Parkhurst, and parts of Randburg, especially for family-friendly properties with parking and outdoor space.
What local events spike demand in Johannesburg in 2026?
As of the first half of 2026, main demand-spiking events include FNB Art Joburg (September), Sandton Convention Centre conferences, major concerts, and key sporting fixtures.
During peak events near Sandton, bookings increase 30-50% and rates jump 20-40% above normal, particularly for properties near venues.
Hosts should adjust pricing 4-6 weeks before major events and monitor conference calendars to catch demand spikes early.
What occupancy differences exist between top and average hosts in Johannesburg in 2026?
As of the first half of 2026, top-performing Johannesburg hosts achieve 60-70% occupancy, significantly outperforming the 48% market average.
Top performers fill calendars about 20 percentage points more effectively through better listings, pricing, and guest experience.
New hosts typically need 6-12 months to reach top-performer levels, assuming good location and active optimization based on guest feedback.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Johannesburg.
Which price points are most crowded, and where's the "white space" for new hosts in Johannesburg right now?
The most crowded price range in Johannesburg is R700-R1,200 ($42-73 USD/€39-67 EUR), where most one-bedrooms compete for business travelers.
White space exists above R1,500 ($91 USD/€83 EUR) for premium business-ready units with backup power, and in the R1,200-R2,000 range for undersupplied two and three-bedroom family units.
To compete in underserved segments, focus on secure parking, reliable power backup, fast fiber internet, and flexible check-in options.
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What property works best for Airbnb demand in Johannesburg right now?
What bedroom count gets the most bookings in Johannesburg as of 2026?
As of the first half of 2026, one-bedroom units get the most bookings in Johannesburg, comprising about 64% of all listings and matching strong solo business traveler demand.
Booking share breaks down roughly as: studios (5-8%), one-bedrooms (55-60%), two-bedrooms (25-30%), and three-bedrooms+ (10-15%).
One-bedrooms dominate because Johannesburg's demand comes from corporate travelers, consultants, and project workers who travel alone.
What property type performs best in Johannesburg in 2026?
As of the first half of 2026, secure apartments and townhouses in gated complexes perform best for most Johannesburg investors due to lower maintenance and security features business travelers prioritize.
Apartments achieve 45-55% occupancy on average, townhouses 40-50%, freestanding houses 35-45%, and luxury villas 25-40% (lower occupancy but higher rates).
Apartments and townhouses outperform because they include built-in security, lower utility costs, and easier guest self-check-in.
What location traits boost bookings in Johannesburg right now?
In Johannesburg, traits that boost bookings most are proximity to business hubs (Sandton, Rosebank, Midrand), secure building access, dedicated parking, and Gautrain connectivity.
High-performing neighborhoods include Sandown, Morningside, Bryanston, Rivonia, Rosebank, Dunkeld, Melrose, Fourways, Lonehill, Waterfall, Bedfordview, Melville, Parkhurst, and secure inner-city pockets like Maboneng.
Properties clearly advertising backup power and fast Wi-Fi see meaningfully better conversion rates by addressing guests' two biggest concerns.
What amenities do nearly all competitors offer in Johannesburg right now?
As of the first half of 2026, almost all competitive Johannesburg listings offer Wi-Fi (97%), parking (94%), kitchen (86%), and TV (81%), making these mandatory to compete.
Johannesburg-specific must-haves include backup power (inverter/UPS), clear security features in photos and descriptions, and dedicated workspace for business travelers.
Listings lacking Wi-Fi or parking will struggle to achieve even average occupancy in Johannesburg's competitive 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 Johannesburg, 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 |
|---|---|---|
| City of Johannesburg By-Laws Portal | The City's official library for current municipal by-laws and gazetted amendments. | We used it to anchor city-level rules. We cross-checked third-party summaries against City documents. |
| City of Johannesburg Land Use Scheme (2018) | The City's official zoning scheme governing permitted property uses. | We used it to explain what legality hinges on: zoning, permitted uses, and consent requirements. We treated it as baseline for short-stay hosting interpretation. |
| Municipal Planning By-Law Amendment (April 2024) | Official gazetted by-law text, primary legal material. | We used it to frame land-use permissions and enforcement processes. We paired it with the Land Use Scheme for host-friendly guidance. |
| OpenByLaws | Structured, searchable reproduction of gazetted legislation with clear provenance. | We used it for quick clause location. We treated City PDFs as tie-breaker if wording differed. |
| South African Revenue Service (SARS) | The tax authority's definitive guidance on host tax obligations. | We used it to explain Airbnb income treatment and deductions. We combined it with platform guidance for practical reporting. |
| Airbnb South Africa Tax Guide 2025 | Transparent platform document aligning hosts with SARS expectations. | We used it to translate tax concepts into host language. We cross-checked legal claims back to SARS. |
| South African Government Services Portal | Official government portal for legally correct registration pathways. | We used it to clarify formal registration options. We paired it with CIPC for practical steps. |
| CIPC Registration Guide | Statutory registrar of companies providing official procedural guidance. | We used it to explain Pty Ltd formalization in plain English. We kept it optional for individual hosts. |
| CIPC BizPortal | Official CIPC platform simplifying business registration workflows. | We used it as the practical registration link. We positioned it as optional unless scaling. |
| AirDNA Johannesburg | Widely used STR analytics provider with transparent market metrics. | We used it for core market numbers: occupancy, ADR, listings, size mix, amenities. We sanity-checked revenues using RevPAR calculations. |
| Stats SA Tourist Accommodation Survey | National statistics agency survey underpinning official accommodation measures. | We used it for broader market context and seasonality. We treated it as a reality check, not Airbnb-specific data. |
| National Department of Tourism | National tourism department's portal for official tourism indicators. | We used it to frame demand drivers at national level. We triangulated with Johannesburg event calendars. |
| City of Johannesburg Consolidated Tariffs FY2025/26 | City's tariff schedule for municipal charges affecting hosting costs. | We used it to build realistic utility cost ranges. We translated tariffs into monthly expense impacts. |
| City of Johannesburg Property Rates Policy 2025/26 | City's formal policy for property rate application. | We used it to include rates as non-negotiable operating costs. We incorporated it into expense ranges. |
| Lightstone Property Data | Major South African property-data provider analyzing deeds-based activity. | We used it to ground residential stock context and market behavior. We kept it separate from Airbnb performance data. |
| FNB Property Barometer | Major bank publishing consistent property research used by investors. | We used it to frame house-price momentum and yield implications. We treated it as macro guidance. |
| Visit Joburg (Joburg Tourism Company) | City's official tourism body providing reliable visitor positioning data. | We used it to identify demand clusters and visitor motivations. We combined it with STR data for neighborhood analysis. |
| FNB Art Joburg | Event's official channel with reliable dates and location details. | We used it as an example of predictable annual demand drivers. We framed it as creating bookable surges, not market-wide impacts. |
| South African Reserve Bank | Central bank authoritative for interest rates and macro reference series. | We used it to contextualize financing costs for investors. We kept it accessible for non-professional readers. |
| Stats SA CPI Release | Official inflation series used across government and markets. | We used it to explain operating cost increases over time. We treated it as cost-pressure context. |
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.
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