What are rents like in Johannesburg right now? (January 2026)

If you're looking to rent or invest in Johannesburg in 2026, understanding the rental landscape is essential.

This article breaks down Johannesburg rent prices, neighborhood trends, tenant preferences, and landlord costs using the latest data.

We update this blog post regularly to keep the numbers fresh.

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.

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Johannesburg. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Johannesburg as of 2026?

What's the average monthly rent for a studio in Johannesburg as of 2026?

As of early 2026, the average monthly rent for a studio apartment in Johannesburg is approximately R6,500 (around $360 USD or €335 EUR).

Most studios in Johannesburg fall between R5,000 and R9,000 per month ($280 to $500 USD, or €255 to €460 EUR), depending on area and building quality.

The main factors causing studio rents to vary include location (inner-city areas tend cheaper, Rosebank and Sandton pricier), building security, and amenities like backup power or fiber internet.

What's the average monthly rent for a 1-bedroom in Johannesburg as of 2026?

As of early 2026, the average monthly rent for a 1-bedroom apartment in Johannesburg is approximately R9,500 (around $530 USD or €490 EUR).

Most 1-bedroom apartments span R7,500 to R14,000 per month ($415 to $780 USD, or €385 to €720 EUR), with secure units in popular nodes toward the higher end.

For 1-bedrooms in Johannesburg, Randburg, Ferndale, and the inner city tend cheapest, while Sandton, Rosebank, and Melrose Arch command the highest rents.

What's the average monthly rent for a 2-bedroom in Johannesburg as of 2026?

As of early 2026, the average monthly rent for a 2-bedroom apartment in Johannesburg is approximately R13,000 (around $720 USD or €665 EUR).

Most 2-bedroom apartments fall between R10,000 and R22,000 per month ($555 to $1,220 USD, or €510 to €1,130 EUR), with newer premium developments at the top.

For 2-bedrooms, Fourways, Douglasdale, and parts of Randburg offer more affordable options, while Sandton, Bryanston, and Rosebank typically exceed R18,000 monthly.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Johannesburg.

What's the average rent per square meter in Johannesburg as of 2026?

As of early 2026, the average rent per square meter for apartments in Johannesburg is approximately R165 (around $9 USD or €8.50 EUR monthly).

The range across Johannesburg neighborhoods spans R130 to R220 per square meter monthly ($7 to $12 USD, or €6.65 to €11.30 EUR).

Compared to Cape Town's premium Atlantic Seaboard, Johannesburg offers more space for the money, though Sandton and Rosebank approach Cape Town's upper ranges.

Properties that push rent per square meter above average include those with 24-hour security, backup power, Gautrain proximity, fiber internet, and modern finishes.

How much have rents changed year-over-year in Johannesburg in 2026?

As of early 2026, rents in Johannesburg have increased approximately 4% to 6% year-over-year, with 5% as the central estimate.

Main factors driving rent changes include tenant affordability constraints from rising utility costs, steady job-market demand in Sandton and Rosebank, and landlords passing through higher municipal tariffs.

This year's rent growth is slightly slower than 2024, when growth ran hotter before affordability pressures started cooling the market.

What's the outlook for rent growth in Johannesburg in 2026?

As of early 2026, rent growth in Johannesburg is projected at 4% to 6%, with premium nodes like Sandton potentially seeing 6% to 8%.

Key factors influencing growth include SARB interest rate decisions (next MPC meeting January 29, 2026), municipal tariff increases, Gauteng job market strength, and young professional migration to urban nodes.

Neighborhoods expected to see strongest growth include Sandton, Rosebank, and Melrose, where corporate and expat demand remains resilient.

Risks include sharper utility cost increases, a slower economy reducing tenant budgets, or higher interest rates squeezing both tenants and investors.

We have made this infographic to give you a quick and clear snapshot of the property market in South Africa. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Johannesburg as of 2026?

Which neighborhoods have the highest rents in Johannesburg as of 2026?

As of early 2026, the highest-rent neighborhoods in Johannesburg are Sandton (including Morningside and Atholl), Rosebank, and Bryanston, where 2-bedrooms typically start at R18,000+ monthly ($1,000 USD, €920 EUR).

These neighborhoods command premiums due to exceptional security, corporate office proximity, lifestyle amenities, and Gautrain access.

Typical tenants include corporate executives, expats on housing allowances, and high-earning professionals prioritizing convenience and security.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Johannesburg.

Where do young professionals prefer to rent in Johannesburg right now?

Top neighborhoods for young professionals in Johannesburg are Rosebank (walkability, Gautrain), Sandton (close to offices), and Parkhurst or Greenside (vibrant social scenes).

Young professionals typically pay R8,000 to R14,000 monthly ($445 to $780 USD, or €410 to €720 EUR) for a 1-bedroom in these areas.

Attractions include walkable streets with cafes, reliable fiber internet, secure buildings, and easy Gautrain or highway access for commuting.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Johannesburg.

Where do families prefer to rent in Johannesburg right now?

Top family neighborhoods in Johannesburg are Bryanston (schools, townhouses), Fourways and Lonehill (family estates, value for space), and Randburg areas like Ferndale and Northcliff.

Families renting 2-3 bedrooms typically pay R12,000 to R22,000 monthly ($670 to $1,220 USD, or €615 to €1,130 EUR), with Bryanston higher and Randburg more affordable.

These areas attract families with spacious townhouses, security estates, quality schools, parks, and reasonable commuting distance to Sandton.

Nearby top schools include Bryanston High, Crawford College, and Dainfern College.

Which areas near transit or universities rent faster in Johannesburg in 2026?

As of early 2026, the fastest-letting areas near transit or universities in Johannesburg are Rosebank, Sandton (Gautrain stations), and Braamfontein (near Wits and Park Station).

Well-priced properties in these areas typically list for only 14 to 28 days, versus 20 to 35 days citywide.

The rent premium for properties within walking distance of Gautrain stations or universities ranges R500 to R2,000 monthly ($28 to $110 USD, or €25 to €100 EUR).

Which neighborhoods are most popular with expats in Johannesburg right now?

Top expat neighborhoods in Johannesburg are Sandton (especially Morningside and Atholl), Rosebank, and Bryanston, offering security, convenience, and international-standard amenities.

Expats typically pay R15,000 to R30,000 monthly ($835 to $1,670 USD, or €770 to €1,540 EUR) for well-appointed 2-bedrooms, with furnished options higher.

Attractions include 24-hour security, international school proximity, easy airport access, quality building management, and international-standard restaurants and healthcare.

Common expat nationalities include British, other African countries (Nigeria, Zimbabwe, Kenya), American, German, and Asian professionals working for multinationals.

And if you are also an expat, you may want to read our exhaustive guide for expats in Johannesburg.

Who rents, and what do tenants want in Johannesburg right now?

What tenant profiles dominate rentals in Johannesburg?

The dominant tenant profiles in Johannesburg are young professionals (35-40% of the market), family renters (25-30%), and students plus early-career renters (20-25%), with corporate and expat tenants filling the rest.

Young professionals seek secure 1-bedrooms of 45-65 m², families look for 2-3 bedroom townhouses of 90-150 m², and students often rent studios or shared accommodation.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Johannesburg.

Do tenants prefer furnished or unfurnished in Johannesburg?

In Johannesburg, 70-75% of long-term tenants prefer unfurnished, while furnished units capture 25-30%, mainly expats and corporate lets.

Furnished apartments command premiums of R1,500 to R4,000 monthly ($85 to $220 USD, or €75 to €205 EUR) depending on quality and neighborhood.

Tenants preferring furnished include expats on short assignments, corporate relocations, international students, and young professionals wanting ready-to-live solutions.

Which amenities increase rent the most in Johannesburg?

Top rent-boosting amenities in Johannesburg are 24-hour security, backup power systems, fiber internet, secure parking, and professional building management.

These command premiums of R500 to R1,500 monthly for security, R500 to R2,000 for backup power, and R300 to R800 for fiber and quality parking ($28 to $110 USD, or €25 to €100 EUR range).

In our property pack covering the real estate market in Johannesburg, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Johannesburg?

Top ROI renovations in Johannesburg are security upgrades, backup power installation, kitchen/bathroom refreshes, durable flooring, and fiber pre-wiring.

Costs range R15,000 to R80,000 ($835 to $4,450 USD) for security and power, R25,000 to R60,000 ($1,390 to $3,330 USD) for kitchen/bath, with expected rent increases of R500 to R2,000 monthly.

Poor-ROI renovations to avoid include luxury finishes exceeding neighborhood standards, swimming pools (high maintenance, limited appeal), and overly personalized designs.

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 strong is rental demand in Johannesburg as of 2026?

What's the vacancy rate for rentals in Johannesburg as of 2026?

As of early 2026, Johannesburg's rental vacancy rate is approximately 5%, meaning about 1 in 20 units sits empty at any time.

Vacancy ranges from 3-4% in high-demand areas like Sandton and Rosebank to 6-8% in less desirable or overbuilt pockets.

Current vacancy is slightly tighter than post-pandemic years, indicating recovered demand and well-priced properties not staying empty long.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Johannesburg.

How many days do rentals stay listed in Johannesburg as of 2026?

As of early 2026, well-priced Johannesburg rentals stay listed approximately 20 to 35 days.

Hot areas like Rosebank and Sandton see 14 to 28 days, while overpriced units or poor locations can sit 45+ days.

Days-on-market is roughly similar to last year, reflecting a stable market where good units move reasonably quickly without frenzied competition.

Which months have peak tenant demand in Johannesburg?

Peak tenant demand months in Johannesburg are January-February (new jobs, university intake), May-July (mid-year corporate moves), and October-November (pre-year-end).

These patterns are driven by the academic calendar, corporate hiring cycles clustering around year-start and mid-year, and general reluctance to move during December holidays.

Lowest demand months are December and late August-September, when potential renters are on holiday or waiting for hiring cycles.

What will my monthly costs be in Johannesburg as of 2026?

What property taxes should landlords expect in Johannesburg as of 2026?

As of early 2026, Johannesburg landlords should expect municipal property rates of R800 to R3,000+ monthly ($45 to $165 USD, or €40 to €155 EUR), depending on valuation.

Annual rates range roughly R10,000 to R36,000 ($555 to $2,000 USD), with higher-value premium properties paying significantly more.

Johannesburg rates are calculated by the City based on municipal property valuation, varying by category and applicable rebates.

Please note that, in our property pack covering the real estate market in Johannesburg, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Johannesburg right now?

A realistic annual maintenance budget in Johannesburg is R15,000 to R40,000 ($835 to $2,220 USD) for apartments, or R25,000 to R80,000 ($1,390 to $4,450 USD) for houses.

This translates to 0.5-1% of property value for sectional-title (levies cover some items) and 1-2% for freehold houses.

Johannesburg landlords typically set aside 5-10% of gross rental income, with older buildings or properties needing security and power upkeep budgeting higher.

What utilities do landlords often pay in Johannesburg right now?

In Johannesburg, landlords commonly pay building common-area electricity, water/refuse during vacancies, and sometimes security/maintenance levies in sectional-title schemes.

When covering utilities during vacancies or all-inclusive rents, typical costs run R800 to R2,500 monthly ($45 to $140 USD) for electricity and water combined.

Standard practice is for tenants to pay their own electricity and water directly (especially with individual meters), while landlords cover common-area costs and absorb vacancy-period utilities.

How is rental income taxed in Johannesburg as of 2026?

As of early 2026, rental income in Johannesburg is taxed as part of total taxable income at marginal rates from 18% to 45%, depending on overall income level.

Main deductions include property rates, levies, insurance, repairs, agent commissions, and bond interest used to purchase the property.

Common mistakes Johannesburg landlords should avoid: not keeping proper expense records (SARS requires documentation), claiming capital improvements as deductions, and not declaring rental income.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Johannesburg.

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 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
Statistics South Africa - CPI Tables	Stats SA is South Africa's official statistics agency, making its inflation data the baseline for price movements.	We used the CPI "actual rentals" line as a signal for rent inflation pressure. We cross-checked rent growth against CPI trends.
Statistics South Africa - CPI Release	Stats SA's official release explaining CPI movements and headline inflation.	We used it to anchor the macro backdrop shaping landlord rent-increase capacity. We referenced it for the 2026 outlook.
PayProp Rental Index Q3 2025	PayProp is South Africa's most-cited rental dataset from a large property-management platform.	We used PayProp's national average rent and growth as our market spine. We localized to Johannesburg by adjusting for Gauteng.
PayProp Rental Index Landing Page	Official hub for PayProp's index methodology.	We used it to support PayProp as an appropriate benchmark. We referenced it for our triangulation method.
MRI TPN Rental Monitor Q3 2025	TPN is a major tenant-screening and rental data provider used widely across the industry.	We used TPN's escalation environment and tenant metrics to describe demand strength. We cross-checked against PayProp.
MRI TPN Rental Monitor Q1 2025 PDF	Primary-source PDF report from TPN/MRI.	We used it for province-level signals including Gauteng dynamics. We used those for our 2026 outlook and tenant sections.
TPN Vacancy Survey Q3 2024	TPN's dedicated vacancy survey, one of few recurring vacancy measures in South Africa.	We used it as our primary vacancy benchmark and projected forward using later commentary. We noted our January 2026 figure is an estimate.
City of Johannesburg Property Rates Policy 2025/26	The municipality's own policy document for property-rate rules.	We used it to explain rates, how they're levied, and why landlords treat them as pass-through costs.
City of Johannesburg Consolidated Tariffs FY2025/26	Official City document listing municipal tariffs affecting utilities.	We used it to anchor that tariffs increased into FY2025/26. We estimated landlord utility exposures from this.
Eyewitness News - City Power Tariff Hike	Mainstream outlet attributing the change to NERSA approval.	We used it as verification that electricity tariffs rose for 2025/26. We paired it with City documents for official numbers.
SARB MPC Statement November 2025	SARB is the central bank, making its rate decisions authoritative for housing affordability.	We used repo-rate level and policy tone to frame 2026 rent-growth scenarios. We noted the next MPC date for time consistency.
SARB MPC Statement PDF	Primary PDF record of MPC communication.	We used it as the primary source for repo-rate context. We used risk factors to justify our moderate 2026 outlook.
SARS - Tax on Rental Income	SARS is the tax authority, making it definitive on rental income treatment.	We used it to explain how rental income is taxed and allowable deductions. We kept the section accurate for individuals.
Property24 - Johannesburg Rentals	South Africa's largest property portal, useful for live-market cross-checking.	We used it to sanity-check rent estimates against real-time asking rents. We treated it as a reality-check layer, not an official index.