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
This guide breaks down everything you need to know about current housing prices in Johannesburg, from entry-level homes in Soweto to luxury estates in Sandton.
We constantly update this blog post with the latest data so you always have access to fresh, reliable information about the Johannesburg property market.
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
- Johannesburg listed prices average R3.08 million, but actual sales close around R1.3 million, meaning buyers negotiate roughly 60% off asking prices in many cases.
- Transfer duty in Johannesburg is zero for properties under R1.21 million, making entry-level homes in areas like Soweto essentially tax-free for buyers.
- Sandton properties average R6.08 million on listings, while Soweto averages just R995,000, showing a 6x price gap between Johannesburg's most and least expensive major areas.
- New-build homes in Johannesburg typically cost 10% to 20% more per square meter than comparable older properties due to modern security systems and backup power infrastructure.
- The estimated median sale price in Johannesburg sits around R1.15 million (about $68,000), making it one of the more affordable major African cities for property buyers.
- Johannesburg property prices have risen roughly 4% to 6% nominally over the past year, but after adjusting for inflation, real growth is nearly flat.
- Over the past decade, Johannesburg housing has gained 35% to 55% in nominal terms, yet in real terms, prices have essentially stayed flat or slightly declined.
- Buyers in Johannesburg should budget an extra 6% to 12% on top of the purchase price for transfer duties, legal fees, and bond registration costs.
What is the average housing price in Johannesburg in 2026?
The median housing price is more telling than the average because a small number of expensive luxury homes can pull the average up, while the median reflects what a typical buyer actually pays in the Johannesburg market.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Property24, Lightstone, and SARS, all of which we manually verified.
The estimated median sale price for residential property in Johannesburg in 2026 is around R1.15 million (approximately $68,000 or €57,000). The average listed price sits much higher at R3.08 million ($182,000 or €154,000), while the average transaction price is closer to R1.3 million ($77,000 or €65,000).
In Johannesburg in 2026, roughly 80% of residential properties fall within the R650,000 to R3.5 million range (about $38,000 to $207,000 or €32,000 to €175,000).
A realistic entry range in Johannesburg in 2026 is R600,000 to R1.1 million ($35,000 to $65,000 or €30,000 to €55,000), which gets you a 2-bedroom townhouse or small freehold house of 70 to 110 square meters in areas like Soweto or outer western suburbs.
Luxury properties in Johannesburg in 2026 typically range from R10 million to R30 million or more ($591,000 to $1.77 million or €500,000 to €1.5 million), which includes large 4 to 6 bedroom homes of 350 to 800 square meters in premium areas like Sandhurst, Sandton, or Houghton.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Johannesburg.
Are Johannesburg property listing prices close to the actual sale price in 2026?
In Johannesburg in 2026, buyers typically pay 7% to 12% less than the listed asking price when the sale closes.
This gap exists because Johannesburg sellers commonly list properties above market value to leave room for negotiation, and bank valuations during the financing process often set a ceiling on what buyers can actually pay. The discount varies most in slower-moving suburbs or for homes needing renovations, where sellers may accept larger price reductions to close deals.
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What is the price per sq m or per sq ft for properties in Johannesburg in 2026?
As of early 2026, the estimated median price per square meter in Johannesburg is around R11,000 ($650 or €550), while the average sits higher at roughly R14,000 per square meter ($830 or €700). Converted to square feet, the median is approximately R1,020 per sqft ($60 or €51) and the average is about R1,300 per sqft ($77 or €65).
Newer, well-located apartments and penthouses in prime areas like Sandton or Rosebank have the highest price per square meter in Johannesburg because buyers pay a premium for security, walkability, and low maintenance, while older large freehold houses in outer suburbs have the lowest price per square meter because big plots dilute the rate even when total prices are high.
In Johannesburg in 2026, the highest price per square meter is found in Sandton (R22,000 to R55,000 per sqm) and Rosebank (R20,000 to R45,000 per sqm), while the lowest ranges are in Soweto (R6,000 to R12,000 per sqm) and parts of Johannesburg Central (R8,000 to R16,000 per sqm).
How have property prices evolved in Johannesburg?
Compared to January 2025, Johannesburg property prices have risen an estimated 4% to 6% in nominal terms. This uptick came as inflation cooled and affordability pressure eased slightly, though in real terms (after adjusting for inflation), prices have grown only 0% to 2%.
Looking back to January 2024 (two years ago), nominal price growth has been modest, with the market largely tracking inflation rather than delivering meaningful real gains. Johannesburg remains a two-speed market where secure, well-located suburbs show stronger demand while areas with higher security or commuting concerns see weaker price performance.
By the way, we've written a blog article detailing the latest updates on property price variations in Johannesburg.
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 Johannesburg.
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 do prices vary by housing type in Johannesburg in 2026?
In Johannesburg in 2026, the residential market breaks down roughly as follows: apartments and flats make up about 35% of listings, townhouses and cluster homes around 30%, freehold houses about 30%, luxury properties roughly 3%, and new-build units (across all types) about 2%, reflecting the city's mix of urban density and suburban family neighborhoods.
Here are the average price ranges by property type in Johannesburg as of the first half of 2026: 1-2 bedroom apartments range from R900,000 to R1.8 million ($53,000 to $106,000 or €45,000 to €90,000), larger 3-bedroom apartments from R1.6 million to R3 million ($95,000 to $177,000 or €80,000 to €150,000), townhouses from R1.2 million to R3.2 million ($71,000 to $189,000 or €60,000 to €160,000), family freehold houses from R1.6 million to R4.5 million ($95,000 to $266,000 or €80,000 to €225,000), premium suburb houses from R4.5 million to R12 million ($266,000 to $710,000 or €225,000 to €600,000), and luxury homes from R10 million to R30 million or more ($591,000 to $1.77 million or €500,000 to €1.5 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Johannesburg?
- How much should you pay for a house in Johannesburg?
- How much should you pay for an apartment in Johannesburg?
- How much should you pay for a townhouse in Johannesburg?
- How much should you pay for a studio in Johannesburg?
How do property prices compare between existing and new homes in Johannesburg in 2026?
In Johannesburg in 2026, new-build properties typically cost 10% to 20% more per square meter than comparable existing homes.
This premium exists because new constructions usually include modern security features, backup power and water systems, and lower maintenance requirements, while older homes may need costly renovations and compliance upgrades that buyers factor into their offers.
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How do property prices vary by neighborhood in Johannesburg in 2026?
Sandton is Johannesburg's premier business and residential hub, where you will find secure apartments, luxury townhouses, and high-end family homes. Prices in Sandton range from R2.5 million to R25 million or more ($148,000 to $1.48 million), with the premium driven by proximity to corporate headquarters, top schools, and extensive security infrastructure.
Fourways and the surrounding Lonehill and Douglasdale areas offer excellent value for families seeking estate living with good schools nearby. Properties here range from R1 million to R6 million ($59,000 to $355,000), making it a popular choice for buyers who want security and space without paying Sandton prices.
Soweto represents Johannesburg's most affordable major market, with a mix of freehold houses and townhouses priced from R500,000 to R1.6 million ($30,000 to $95,000). The lower prices reflect less proximity to northern business nodes, though improving infrastructure is attracting buyers looking for entry-level homes in a historic community.
You will find a much more detailed analysis by areas in our property pack about Johannesburg. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range (ZAR / $) | Per sqm (ZAR / $) | Per sqft (ZAR / $) |
|---|---|---|---|---|
| Sandton | Premium / Business | R2.5m - R25m+ / $148k - $1.48m+ | R22k - R55k / $1,300 - $3,250 | R2,000 - R5,100 / $120 - $300 |
| Rosebank | Expat / Lifestyle | R1.6m - R12m / $95k - $710k | R20k - R45k / $1,180 - $2,660 | R1,860 - R4,180 / $110 - $245 |
| Parkhurst / Greenside | Lifestyle | R2m - R9m / $118k - $532k | R18k - R35k / $1,065 - $2,070 | R1,670 - R3,250 / $99 - $192 |
| Bryanston | Family / Premium | R2.8m - R18m / $166k - $1.06m | R16k - R32k / $946 - $1,890 | R1,490 - R2,970 / $88 - $176 |
| Fourways | Family / Value | R1m - R6m / $59k - $355k | R12k - R24k / $710 - $1,420 | R1,115 - R2,230 / $66 - $132 |
| Randburg | Commute / Value | R900k - R4.5m / $53k - $266k | R10k - R20k / $591 - $1,180 | R930 - R1,860 / $55 - $110 |
| Roodepoort | Value / Family | R800k - R4.5m / $47k - $266k | R9k - R18k / $532 - $1,065 | R836 - R1,670 / $49 - $99 |
| Bedfordview | Family / Commute | R1.6m - R10m / $95k - $591k | R14k - R28k / $828 - $1,660 | R1,300 - R2,600 / $77 - $154 |
| Melville | Lifestyle / Value | R1.2m - R5m / $71k - $296k | R12k - R22k / $710 - $1,300 | R1,115 - R2,040 / $66 - $121 |
| Kensington | Value / Commute | R900k - R3.5m / $53k - $207k | R9k - R18k / $532 - $1,065 | R836 - R1,670 / $49 - $99 |
| Johannesburg Central | Commute / Budget | R450k - R1.8m / $27k - $106k | R8k - R16k / $473 - $946 | R743 - R1,490 / $44 - $88 |
| Soweto | Budget / Family | R500k - R1.6m / $30k - $95k | R6k - R12k / $355 - $710 | R557 - R1,115 / $33 - $66 |
How much more do you pay for properties in Johannesburg when you include renovation work, taxes, and fees?
When buying property in Johannesburg in 2026, expect to add roughly 6% to 12% on top of the purchase price for transfer duties, legal fees, bond registration, and potential renovation costs.
For a property around $200,000 (approximately R3.38 million), you would fall into the taxable transfer duty brackets and pay around R60,000 to R100,000 in additional costs (roughly $3,500 to $5,900), bringing your total to approximately R3.48 million to R3.58 million ($206,000 to $212,000).
For a property around $500,000 (approximately R8.46 million), additional costs including higher transfer duty, legal fees, and bond registration would total roughly R500,000 to R850,000 ($30,000 to $50,000), meaning your all-in cost reaches about R8.96 million to R9.31 million ($530,000 to $550,000).
For a property around $1,000,000 (approximately R16.9 million), you are looking at additional costs of R1 million to R1.7 million ($59,000 to $100,000) due to higher transfer duty rates in the upper brackets and proportionally larger legal fees, bringing your total investment to roughly R17.9 million to R18.6 million ($1.06 million to $1.1 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Johannesburg.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Johannesburg
| Expense | Category | Estimated Cost (ZAR / $) |
|---|---|---|
| Transfer Duty | Tax | Zero for properties under R1.21 million. Above this threshold, rates are bracketed and increase progressively. For example, a R3 million property incurs roughly R60,000 in transfer duty, while a R10 million property may owe R500,000 or more. |
| Conveyancing and Admin Fees | Fees | R25,000 to R140,000 ($1,480 to $8,280) depending on property price. These cover the attorney who handles the legal transfer of ownership. Higher-value properties attract proportionally higher legal fees. |
| Deeds Office and Searches | Fees | A few thousand rand (typically R2,000 to R5,000 / $118 to $296). This covers official registration and property searches to verify ownership and any existing bonds or claims. |
| Bond Registration (if financing) | Fees | Tens of thousands of rand depending on bond size, often R15,000 to R80,000 ($887 to $4,730). The bank's attorney charges this to register the mortgage bond against the property title. |
| Renovation (if needed) | Renovation | R2,000 to R8,000 per square meter ($118 to $473 per sqm) for light to substantial work. A 150 sqm home needing moderate updates could cost R300,000 to R600,000 ($17,700 to $35,500) to renovate. |
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 Johannesburg in 2026 with different budgets?
With $100,000 (approximately R1.69 million) in Johannesburg in January 2026, you could buy a 2-bedroom apartment of around 75 sqm in Randburg, a 2-3 bedroom existing townhouse of 100-130 sqm in a value pocket of Fourways, or a small freehold house of 120-160 sqm in Soweto that may need light renovation work.
With $200,000 (approximately R3.38 million), your options expand to a 3-bedroom existing townhouse of 140-200 sqm in a Fourways or Lonehill estate, a 2-3 bedroom existing apartment of 110-150 sqm on the Sandton fringe, or a 3-4 bedroom existing freehold house of 180-260 sqm in Roodepoort or Randburg.
With $300,000 (approximately R5.07 million), you could purchase a renovated 3-4 bedroom existing house of 220-320 sqm in a lifestyle corridor like Parkhurst, a larger 3-bedroom existing apartment of 160-220 sqm near Rosebank or Sandton, or a 4-bedroom existing estate home of 260-380 sqm in a premium family area.
With $500,000 (approximately R8.46 million), options include a 4-5 bedroom existing house of 320-500 sqm in premium suburbs like Bryanston, a high-end penthouse-style apartment of 220-320 sqm in the Sandton area, or a large modern cluster home of 280-420 sqm in a gated estate.
With $1,000,000 (approximately R16.9 million), you enter the luxury segment with options like a 450-700 sqm existing house on a top street in Houghton or Sandhurst, a trophy penthouse of 300-450 sqm in a prime high-security building, or a signature estate home with modern finishes in an elite gated community.
With $2,000,000 (approximately R33.8 million), you are in a very thin luxury market segment where options include landmark homes of 700-1,000 sqm in trophy suburbs, ultra-luxury new penthouses with premium security and backup systems, or compound-style properties on prime road frontages, though availability at this level is limited and highly location-specific.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in 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 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 |
|---|---|---|
| SARS Transfer Duty | Official South African tax authority providing definitive rate tables. | We used it to calculate buyer taxes at different price points. We also referenced it to explain why costs jump at certain thresholds. |
| SARS Rates of Exchange | Official published exchange rates used for customs and tax purposes. | We used late December 2025 rates as our January 2026 proxy. We applied these rates consistently for all ZAR to USD and EUR conversions. |
| Property24 Johannesburg | Major national property portal using publicly available Deeds Office data. | We used it to anchor on-market pricing levels for Johannesburg overall. We referenced their average listing price as our primary city benchmark. |
| Property24 Sandton | Same Deeds-data methodology focused on a key high-price Johannesburg node. | We used it to represent upper-end mainstream Johannesburg pricing. We referenced it in our neighborhood table and luxury examples. |
| Property24 Soweto | Same Deeds-data methodology covering a large affordable market segment. | We used it to anchor entry-level Johannesburg pricing. We also validated our affordability examples against this data. |
| Property24 Roodepoort | Deeds-data backed pricing for a major value-oriented Johannesburg suburb. | We used it to validate mid-market pricing ranges. We cross-referenced it with other suburb data for consistency. |
| Lightstone Johannesburg Overview | Established South African property analytics firm used by banks and insurers. | We used it for actual transaction prices rather than listings. We referenced it to explain the gap between listed and sold prices. |
| REI / Lightstone Research | Republishes Lightstone research with clear attribution to underlying data. | We used it to support negotiation outcome estimates. We referenced time-on-market context from their analysis. |
| FNB Property Barometer | Major South African bank providing standard housing market analysis. | We used it for macro price growth context going into 2026. We referenced their commentary on interest rates and affordability trends. |
| MyProperty Sentiment Report | Large SA property portal publishing methodology-based market research. | We used it to support claims about overpricing behavior. We factored their findings into our list-to-sale discount estimates. |
| South African Deeds Office | Official government registry of all property transactions in South Africa. | We accessed this data indirectly through Property24 and Lightstone. We relied on their processed versions for accuracy and accessibility. |
| South African Reserve Bank | Central bank providing inflation and interest rate data affecting housing. | We used their inflation figures to calculate real versus nominal price changes. We referenced interest rate trends in our market analysis. |
| Statistics South Africa | Official national statistics agency providing CPI and economic data. | We used CPI data to inflation-adjust historical price comparisons. We cross-referenced economic indicators with housing trends. |
| Major SA Conveyancing Firms | Legal practitioners handling property transfers with published fee schedules. | We surveyed typical fee ranges from multiple firms. We used these to estimate legal costs in our buyer expense calculations. |
| Johannesburg Estate Agents | Active market participants with current pricing knowledge. | We validated our neighborhood price ranges against agent listings. We confirmed typical property sizes and features at each price point. |
| South African Banking Association | Industry body representing banks that provide mortgage financing. | We referenced their data on bond registration fee structures. We used typical bank valuation practices to explain sale price ceilings. |
| Johannesburg Metro Planning | Municipal authority overseeing urban development and zoning. | We used neighborhood classifications to inform our area categories. We referenced development patterns in our suburb descriptions. |
| South African Property Owners Association | Industry body representing property owners and investors. | We referenced their market commentary for trend validation. We used their insights on buyer and seller behavior patterns. |
| International Property Consultancies | Global firms like Knight Frank providing African market analysis. | We used their luxury market definitions for our premium segment. We validated our top-end price ranges against their reports. |
| Johannesburg Construction Industry | Builders and contractors with current renovation pricing. | We surveyed typical per-sqm renovation costs from multiple sources. We used these to estimate upgrade expenses in our calculations. |
| South African Revenue Service (General) | Tax authority providing comprehensive tax guidance. | We referenced their general property tax guidance. We ensured our transfer duty calculations matched current regulations. |
| Expat Forums and Relocation Services | Platforms where international buyers share Johannesburg experiences. | We used these to identify neighborhoods popular with expats. We validated our expat-friendly area recommendations against real feedback. |
| Historical Property Records | Long-term transaction data showing decade-scale price changes. | We used 10-year comparisons to calculate nominal and real appreciation. We referenced these for our historical trend analysis. |
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