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
Johannesburg is a city of contrasts, where the price of a house can vary wildly from one neighborhood to the next, and understanding these differences is key if you want to buy smartly.
We constantly update this blog post with fresh data so you always have the latest picture of what houses actually cost in Johannesburg in 2026.
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.
How much do houses cost in Johannesburg as of 2026?
What's the median and average house price in Johannesburg as of 2026?
As of early 2026, the median house price in Johannesburg sits around R1 million (about $62,000 USD or €57,000 EUR), while the average price runs higher at R1.2 to R1.3 million (roughly $74,000 to $80,000 USD or €68,000 to €74,000 EUR).
The range that covers roughly 80% of house sales in Johannesburg stretches from about R650,000 to R2.5 million ($40,000 to $155,000 USD or €37,000 to €142,000 EUR), which gives you a sense of what most buyers actually pay.
The gap between the median and average exists because Johannesburg has a long tail of luxury transactions in areas like Sandhurst and Bryanston that pull the average up, while most buyers purchase homes closer to or below that R1 million mark.
At the median price of around R1 million in Johannesburg, you can typically expect a modest 2 to 3 bedroom house in a middle-income suburb, often an older property that may need some updating but is perfectly livable and functional.
What's the cheapest livable house budget in Johannesburg as of 2026?
As of early 2026, the minimum budget for a livable house in Johannesburg starts at around R300,000 to R600,000 ($19,000 to $37,000 USD or €17,000 to €34,000 EUR), though in the most affordable pockets you can find basic homes from around R180,000.
At this entry-level price point, "livable" in Johannesburg typically means a small, basic structure with running water and electricity, but you should expect older finishes, minimal security features, and possibly a need for repairs or upgrades.
These cheapest livable houses in Johannesburg are usually found in areas like Orange Farm in the far south, parts of Soweto, and other deep-south suburbs where prices stay low but commute times to central business districts can be long.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Johannesburg here.
How much do 2 and 3-bedroom houses cost in Johannesburg as of 2026?
As of early 2026, a typical 2-bedroom house in Johannesburg costs between R700,000 and R1.3 million ($43,000 to $80,000 USD or €40,000 to €74,000 EUR), while 3-bedroom houses generally run from R900,000 to R1.8 million ($56,000 to $111,000 USD or €51,000 to €103,000 EUR) in middle-market areas.
For 2-bedroom houses in Johannesburg, the realistic price range spans from around R350,000 ($22,000 USD) in budget areas up to R2.2 million ($136,000 USD) in popular established suburbs with good security and amenities.
For 3-bedroom houses in Johannesburg, prices stretch from about R450,000 ($28,000 USD) in entry-level neighborhoods to R3.5 million ($216,000 USD) in sought-after areas close to schools and business centers.
Moving from a 2-bedroom to a 3-bedroom house in Johannesburg typically adds a premium of 25% to 40%, because the 3-bedroom format is the most common family configuration and tends to hold stronger resale demand.
How much do 4-bedroom houses cost in Johannesburg as of 2026?
As of early 2026, a typical 4-bedroom house in Johannesburg costs between R1.8 million and R3.8 million ($111,000 to $235,000 USD or €103,000 to €217,000 EUR) in mid-market areas, while upper-tier 4-bedroom homes in prime northern suburbs or security estates can reach R7 million or more.
For 5-bedroom houses in Johannesburg, the realistic price range runs from about R3.5 million to R8 million ($216,000 to $494,000 USD or €200,000 to €457,000 EUR) in mid-to-upper segments, with prime luxury nodes pushing past R15 million.
For 6-bedroom houses in Johannesburg, you are typically looking at a luxury or multi-dwelling property, with prices ranging from R6 million to R20 million or more ($371,000 to $1.24 million USD or €343,000 to €1.14 million EUR) depending on suburb, security, and land size.
Please note that we give much more detailed data in our pack about the property market in Johannesburg.
How much do new-build houses cost in Johannesburg as of 2026?
As of early 2026, new-build houses in Johannesburg typically start around R1 million for entry-level developments in outer areas, with mainstream new-build family homes ranging from R1.8 million to R4 million ($111,000 to $247,000 USD or €103,000 to €229,000 EUR), and premium new-builds going above R4 million.
New-build houses in Johannesburg generally carry a price premium of 10% to 20% compared to similar older resale houses in the same neighborhood, largely because modern buyers value energy resilience features like solar readiness, newer electrical systems, and better insulation.
How much do houses with land cost in Johannesburg as of 2026?
As of early 2026, houses with meaningfully larger stands (1,000 square meters or more) in Johannesburg typically cost 20% to 40% more than comparable houses on smaller plots in the same suburb, with prices varying enormously depending on location.
In Johannesburg, a "house with land" usually means a property with a stand of 1,000 square meters or more, which gives you space for a proper garden, pool, potential cottage, and room for future extensions.
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Where are houses cheapest and most expensive in Johannesburg as of 2026?
Which neighborhoods have the lowest house prices in Johannesburg as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Johannesburg include Orange Farm in the far south, parts of Soweto, and various older deep-south suburbs where demand has remained relatively weak.
In these cheapest Johannesburg neighborhoods, typical house prices range from around R180,000 to R600,000 ($11,000 to $37,000 USD or €10,000 to €34,000 EUR), making them the most accessible entry points for budget-conscious buyers.
The main reason these Johannesburg neighborhoods have the lowest prices is the trade-off buyers accept: longer commute times to major employment centers like Sandton, less reliable infrastructure, and often weaker resale liquidity compared to northern suburbs.
Which neighborhoods have the highest house prices in Johannesburg as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Johannesburg are Sandhurst in Sandton, parts of Hyde Park and Inanda, and pockets of Houghton and Saxonwold, all of which command premium prices.
In these most expensive Johannesburg neighborhoods, typical house prices range from R8 million to well over R20 million ($494,000 to $1.24 million USD or €457,000 to €1.14 million EUR), with Sandhurst averaging around R10.9 million.
These Johannesburg neighborhoods command the highest prices because they combine large stands with mature trees, proximity to top private schools and business hubs, 24-hour security patrols, and an established reputation that has attracted wealth for decades.
Buyers in these premium Johannesburg neighborhoods are typically executives, entrepreneurs, diplomats, and wealthy families who prioritize security, privacy, prestigious school catchments, and easy access to Sandton's business district.
How much do houses cost near the city center in Johannesburg as of 2026?
As of early 2026, houses near Johannesburg's traditional CBD are relatively scarce since most house stock concentrates in the northern suburbs, but in areas like Parktown or near the Rosebank and Sandton business nodes, prices typically range from R2 million to R5 million ($124,000 to $309,000 USD or €114,000 to €286,000 EUR).
Houses near major transit hubs in Johannesburg, particularly Gautrain stations in Rosebank, Sandton, and Midrand, command premiums and typically price from R2.5 million to R6 million, as buyers value the commute convenience these locations offer.
Houses near top-rated Johannesburg schools such as St John's College, St Mary's School, King Edward VII School, Roedean, and St Stithians typically cost 15% to 30% more than similar houses further away, with prices in those catchments often starting around R3 million and going well above R8 million.
Houses in expat-popular areas of Johannesburg, including parts of Bryanston, the River Club vicinity in Sandton, Parktown North, and secure estates like Dainfern, typically range from R3 million to R7 million ($185,000 to $433,000 USD or €171,000 to €400,000 EUR).
We actually have an updated expat guide for Johannesburg here.
How much do houses cost in the suburbs in Johannesburg as of 2026?
As of early 2026, a typical suburban family house in Johannesburg's northern and northwestern belt costs between R1.2 million and R3.5 million ($74,000 to $216,000 USD or €69,000 to €200,000 EUR), while houses in secure suburban estates range from R3 million to R7 million with luxury outliers going higher.
Suburban houses in Johannesburg typically cost 30% to 50% less than equivalent properties in the prime northern nodes like Sandhurst or Hyde Park, though the gap narrows considerably for well-located secure estates with strong amenities.
The most popular suburbs for house buyers in Johannesburg include Parkhurst for its village atmosphere, Bryanston for family-friendly estates, Lonehill for security and schools, Fourways for newer developments, and Randburg areas near St Stithians.
What areas in Johannesburg are improving and still affordable as of 2026?
As of early 2026, the top improving yet affordable areas for house buyers in Johannesburg include Discovery and Amorosa in Roodepoort, Bassonia in the south, and older suburbs where renovation activity is trending upward.
Current typical house prices in these improving Johannesburg areas range from about R800,000 to R1.8 million ($49,000 to $111,000 USD or €46,000 to €103,000 EUR), which sits below the citywide average while still offering decent infrastructure and accessibility.
The main sign of improvement driving buyer interest in these Johannesburg areas is faster-than-average sales velocity: Lightstone data shows Discovery selling in about 52 days versus the Johannesburg average of 97 days, indicating healthy demand and price discovery.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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.
What extra costs should I budget for a house in Johannesburg right now?
What are typical buyer closing costs for houses in Johannesburg right now?
For most house purchases in Johannesburg, you should budget around 6% to 10% of the purchase price in cash to cover closing costs, with the percentage sometimes lower for cheaper properties and higher for financed deals with additional fees.
The main closing cost categories in Johannesburg include transfer duty (a tax that can range from 0% to 13% depending on price), conveyancing attorney fees (typically R15,000 to R50,000 or $925 to $3,090 USD), deeds office fees, and bond registration costs if you are financing.
The single largest closing cost for most house buyers in Johannesburg is usually transfer duty, though properties priced below R1,210,000 are exempt from this tax entirely, which means attorney and registration fees become the dominant costs for entry-level purchases.
We cover all these costs and what are the strategies to minimize them in our property pack about Johannesburg.
How much are property taxes on houses in Johannesburg right now?
For a typical house in Johannesburg, annual property taxes (called municipal rates) range from about R4,800 to R42,000 per year ($297 to $2,595 USD or €274 to €2,400 EUR), which works out to roughly R400 to R3,500 per month depending on your property's value and location.
Property tax in Johannesburg is calculated based on the municipal valuation of your property multiplied by a cents-in-the-rand rate set annually by the City of Johannesburg, with certain rebates available for primary residences and pensioners.
If you want to go into more details, we also have a page with all the property taxes and fees in Johannesburg.
How much is home insurance for a house in Johannesburg right now?
For a typical house in Johannesburg, annual building insurance costs range from about R3,000 to R11,000 ($185 to $680 USD or €171 to €629 EUR), which translates to roughly R250 to R900 per month for mainstream homes, with larger or luxury properties paying more.
The main factors affecting home insurance premiums in Johannesburg include the rebuild (replacement) value of your structure, the crime risk profile of your neighborhood, your security features like alarms and electric fencing, and any history of claims on the property.
What are typical utility costs for a house in Johannesburg right now?
For a typical household in a Johannesburg house, total monthly utility costs range from about R2,000 to R5,500 ($124 to $340 USD or €114 to €314 EUR), though this varies significantly based on household size and whether you have solar or inverter backup.
The breakdown of monthly utility costs for a Johannesburg house typically includes electricity at R900 to R2,800 ($56 to $173 USD), water and sanitation at R450 to R1,500 ($28 to $93 USD), and refuse collection at a few hundred rand depending on your tariff category.
What are common hidden costs when buying a house in Johannesburg right now?
Common hidden costs that Johannesburg house buyers often overlook can total anywhere from R10,000 to R50,000 or more ($618 to $3,090 USD or €571 to €2,857 EUR), covering everything from compliance fixes to security upgrades and unexpected repairs.
Inspection fees in Johannesburg typically run from R2,500 to R8,000 ($155 to $494 USD) for basic inspections and compliance checks, but if you add specialized assessments for the roof, damp, or pool, expect to pay R8,000 to R20,000 or more.
Beyond inspections, other common hidden costs when buying a Johannesburg house include electrical compliance repairs, waterproofing and roof fixes, plumbing updates in older suburbs, security system installations, and generator or solar and inverter additions.
The hidden cost that tends to surprise first-time house buyers in Johannesburg the most is electrical compliance work: the certificate itself is cheap, but the repairs needed to pass it in older homes can run into tens of thousands of rand.
You will find here the list of classic mistakes people make when buying a property in Johannesburg.
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What do locals and expats say about the market in Johannesburg as of 2026?
Do people think houses are overpriced in Johannesburg as of 2026?
As of early 2026, the general sentiment among locals and expats is that Johannesburg houses are fairly valued if priced correctly, but there is widespread frustration with sellers who list optimistically and then let properties sit for months.
Houses in Johannesburg typically stay on the market for about 97 days on average before selling, up from 79 days back in 2019, though well-priced homes in desirable areas like Discovery can sell in around 52 days while overpriced properties in Bryanston average 108 days.
The main reason locals and expats give for feeling house prices are fairly valued in Johannesburg is the negotiation room available: if you are patient and do your homework on comparable sales, you can usually get 5% to 10% off the asking price.
Compared to one or two years ago, current sentiment on Johannesburg house prices has shifted toward cautious optimism as interest rate cuts have begun and load-shedding has eased, but buyers remain selective and unwilling to overpay.
You'll find our latest property market analysis about Johannesburg here.
Are prices still rising or cooling in Johannesburg as of 2026?
As of early 2026, house prices in Johannesburg are gently rising but not booming, with the market showing modest positive momentum rather than the rapid appreciation seen in Cape Town during recent cycles.
The estimated year-over-year house price change in Johannesburg sits around 2% to 3%, based on Statistics South Africa's Residential Property Price Index showing the City of Johannesburg at approximately 2.3% growth as of early 2025.
Experts and locals expect Johannesburg house prices over the next 6 to 12 months to continue this steady but unspectacular growth pattern, with most forecasters anticipating gains of 2% to 4% as lower interest rates gradually support affordability without triggering a buying frenzy.
Finally, please note that we have covered property price trends and forecasts for Johannesburg 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 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 |
|---|---|---|
| Lightstone | Leading South African property data firm using deeds-linked transactions. | We used it for Johannesburg transaction averages and time-on-market statistics. We also referenced suburb examples to ground market behavior in real sales data. |
| Statistics South Africa (RPPI) | Official national statistics agency producing the authoritative price index. | We used it to anchor Johannesburg price inflation trends. We also distinguished between first-time sales and resales for new-build analysis. |
| South African Reserve Bank | Central bank providing official rates and exchange rate data. | We used it for the USD/ZAR conversion anchor at R16.18 per dollar. We also referenced interest rate context for affordability discussions. |
| SARS | Official tax authority with definitive transfer duty rate schedules. | We used it to calculate exact transfer duty bands for the 2026 table. We also built closing cost budget ranges from these official figures. |
| Law Society of South Africa | Professional body setting widely referenced conveyancing fee guidelines. | We used it to estimate typical attorney fees for property transfers. We combined these with SARS data for realistic closing cost totals. |
| Property24 | Major national portal with deeds-linked suburb data and listing coverage. | We used it for average price levels across Johannesburg and individual suburbs. We also cross-checked asking prices against transaction data. |
| FNB Property Barometer | Major bank research widely cited for market direction and sentiment. | We used it to describe whether the national market was accelerating or slowing. We treated it as macro context rather than suburb-level pricing. |
| Absa Homeowner Sentiment Index | Long-running consumer survey on housing confidence from a major lender. | We used it to reflect buyer and seller sentiment rather than to set prices. We triangulated it with Lightstone time-on-market data. |
| City of Johannesburg Tariffs | Official municipal publication for approved utility and rates tariffs. | We used it to ensure we referenced FY2025/26 tariff documents directly. We built monthly utility cost estimates from these official schedules. |
| Johannesburg Water | Official water utility responsible for tariff publication. | We used it to confirm where official water tariffs are published. We aligned our budget ranges with the consolidated tariff structure. |
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