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Pretoria's Airbnb market in 2026 operates differently from Cape Town or Johannesburg because it runs on business travel, government visitors, and event weekends rather than beach tourism.
This guide breaks down everything you need to know about running a short-term rental in Pretoria, from legal requirements to realistic profit expectations based on actual market data.
We constantly update this blog post to reflect the latest regulations, pricing trends, and occupancy rates in Pretoria's short-term rental 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 Pretoria.
Insights
- Pretoria Airbnb hosts earn around R12,000 per month on average in 2026, but top performers in Menlyn and Brooklyn can push past R20,000 monthly by targeting business travelers with reliable Wi-Fi and secure parking.
- The biggest legal risk for Pretoria Airbnb owners is not city regulations but body corporate rules, as many apartment buildings in Hatfield and Arcadia have quietly banned short-term rentals through conduct rules.
- Occupancy rates in Pretoria sit around 42% citywide, which is lower than Cape Town, but weekday bookings are stronger because of government and corporate travel to the administrative capital.
- Vodacom Bulls rugby matches at Loftus Versfeld create predictable demand spikes, and hosts within 15 minutes of the stadium can increase nightly rates by 30 to 50% on match weekends.
- Garden cottages and granny flats often outperform apartments in Pretoria because they avoid body corporate restrictions and appeal to repeat business travelers who prefer quiet, private accommodation.
- The most crowded price point for Pretoria Airbnb listings is R600 to R1,000 per night, while the R1,050 to R1,400 range for business-ready units has less competition and stronger margins.
- Pretoria has roughly 1,400 active Airbnb listings in January 2026, which is manageable compared to larger South African cities and leaves room for well-positioned new hosts.
- Monthly expenses for a self-managed one or two bedroom Airbnb in Pretoria typically run between R4,000 and R9,000, with electricity backup costs becoming a bigger factor due to load shedding.
Can I legally run an Airbnb in Pretoria in 2026?
Is short-term renting allowed in Pretoria in 2026?
As of the first half of 2026, short-term renting through Airbnb is generally allowed in Pretoria, but whether you can legally operate depends on your property's zoning and, for apartments, your body corporate rules.
The City of Tshwane administers short-term rentals through its Land Use Management By-Law framework, which determines whether your property use is considered normal residential or crosses into guest house territory requiring special consent.
The single most important restriction Pretoria Airbnb hosts face is not a city permit but the conduct rules of their sectional title scheme or homeowners association, which can outright ban or heavily restrict short-term letting.
If your operation starts to resemble a guest house through high guest turnover, visible signage, or staff on site, you may trigger enforcement action under Tshwane's planning controls even in a residentially zoned area.
Penalties for operating an illegal short-term rental in Pretoria can include municipal enforcement notices, fines, and for apartment owners, legal action from the body corporate under the Sectional Titles Schemes Management Act.
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 Pretoria as of 2026?
As of the first half of 2026, Pretoria does not have a citywide minimum-stay rule or maximum nights-per-year cap like some international cities impose on Airbnb hosts.
These rules do not differ by property type or residency status at the municipal level, but individual body corporates in Hatfield, Brooklyn, and other apartment-heavy areas often set their own minimum stay requirements or ban holiday letting entirely.
Some security estates in Pretoria East and Centurion enforce guest registration requirements and parking controls that effectively limit how often you can turn over guests.
If your complex has conduct rules limiting short stays and you ignore them, the body corporate can take legal action through the Community Schemes Ombud Service to enforce compliance or impose fines.
Do I have to live there, or can I Airbnb a secondary home in Pretoria right now?
Pretoria does not have a principal residence requirement for Airbnb hosts, meaning you can operate a short-term rental on a secondary home or investment property without living there yourself.
Owners of investment properties can legally run Airbnbs in Pretoria, and many successful listings in areas like Menlyn and Waterkloof are clearly not owner-occupied.
There are no additional permits specifically required for non-primary residence rentals at the municipal level, though body corporate approval remains essential for any apartment or townhouse in a sectional title scheme.
The main practical difference is that non-resident owners typically need to arrange professional management or reliable local support for guest check-ins, cleaning, and maintenance issues.
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Can I run multiple Airbnbs under one name in Pretoria right now?
Running multiple Airbnb listings under one name is generally permitted in Pretoria, with no specific municipal limit on how many properties a single host can operate.
There is no published maximum number of properties one person or company can list for short-term rental in Pretoria at the city level.
Each property must independently meet zoning requirements and, for apartments, receive body corporate approval, so scaling a portfolio of units in the same building carries concentrated risk if rules change.
Hosts with multiple listings should be aware that operating at scale can trigger scrutiny under Tshwane's planning framework if the combined operation resembles a commercial accommodation business rather than residential use.
Do I need a short-term rental license or a business registration to host in Pretoria as of 2026?
As of the first half of 2026, there is no specific Airbnb license or short-term rental permit that every Pretoria host must obtain from the City of Tshwane.
However, if your operation is classified as a guest house or bed-and-breakfast under the town planning scheme, you may need consent use approval through Tshwane's planning department, which involves application fees and a review process.
All Pretoria Airbnb income is taxable, so hosts must register with SARS for income tax purposes and keep records of revenue and deductible expenses throughout the year.
For apartments and townhouses, the most important "approval" is written confirmation from your body corporate that short-term letting is permitted under the scheme's conduct rules.
Are there neighborhood bans or restricted zones for Airbnb in Pretoria as of 2026?
As of the first half of 2026, Pretoria does not have official neighborhood-wide bans on Airbnb, but many specific buildings and estates effectively restrict short-term rentals through their own rules.
Apartment buildings in Hatfield, Sunnyside, Arcadia, and the Pretoria CBD frequently have body corporate conduct rules that prohibit or limit stays under a certain duration, making these areas restricted on a building-by-building basis.
Security estates in Pretoria East, Silver Lakes, and parts of Centurion often impose strict guest registration requirements, visitor parking limits, and minimum stay rules that make high-turnover Airbnb hosting impractical.
The main reason for these restrictions is neighbour complaints about noise, security concerns from frequent stranger access, and the general preference of long-term residents for stable community environments.
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 Pretoria in 2026?
What's the average and median nightly price on Airbnb in Pretoria in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Pretoria is approximately R950 (about $51 USD or €47 EUR), while the median nightly price sits around R820 (about $44 USD or €41 EUR).
The typical nightly price range covering roughly 80% of Pretoria Airbnb listings falls between R600 and R1,400 (about $32 to $76 USD or €30 to €70 EUR), depending on location, property size, and amenities.
The single factor with the biggest impact on nightly pricing in Pretoria is location security and proximity to business hubs, with properties in Menlyn, Waterkloof, and Brooklyn commanding significantly higher rates than similar units in Sunnyside or the CBD edge.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Pretoria.
How much do nightly prices vary by neighborhood in Pretoria in 2026?
As of the first half of 2026, nightly Airbnb prices in Pretoria vary dramatically from around R600 (about $32 USD or €30 EUR) in Sunnyside to over R2,500 (about $135 USD or €125 EUR) in Waterkloof and Waterkloof Ridge for premium homes.
The three neighbourhoods with the highest average nightly prices in Pretoria are Waterkloof (R1,200 to R2,500, or $65 to $135 USD), Silver Lakes (R1,000 to R2,000, or $54 to $108 USD), and Menlyn (R850 to R1,400, or $46 to $76 USD).
The three neighbourhoods with the lowest average nightly prices are Sunnyside (R600 to R1,000, or $32 to $54 USD), the CBD edge (similar range), and parts of Arcadia, though guests still book these areas for budget-friendly stays near universities and Loftus Versfeld stadium.
What's the typical occupancy rate in Pretoria in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Pretoria is approximately 42%, which translates to roughly 12 to 13 booked nights per month for an average host.
The realistic occupancy range covering most Pretoria Airbnb listings falls between 25% in slower months and 55% to 65% for well-optimised properties in prime locations during busy periods.
Pretoria's occupancy rates are lower than Cape Town's tourism-driven market but more stable throughout the year because demand comes primarily from business travelers, government visitors, and domestic trips rather than seasonal holidays.
The single factor with the biggest impact on achieving above-average occupancy in Pretoria is offering fast, reliable Wi-Fi combined with secure parking and self-check-in, which appeals directly to the business and domestic travel segments that drive the city's demand.
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What's the average monthly revenue per listing in Pretoria in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Pretoria is approximately R12,000 (about $650 USD or €600 EUR), based on an average nightly rate of R950 and occupancy around 42%.
The realistic monthly revenue range covering roughly 80% of Pretoria Airbnb listings falls between R7,000 and R20,000 (about $378 to $1,081 USD or €350 to €1,000 EUR), with smaller apartments at the lower end and well-positioned houses at the higher end.
Top-performing Airbnb listings in Pretoria neighbourhoods like Menlyn, Brooklyn, and Waterkloof can achieve monthly revenues of R25,000 to R35,000 (about $1,350 to $1,890 USD or €1,250 to €1,750 EUR) with strong reviews and business-ready amenities. That works out to roughly R833 to R1,167 per day when occupied, compared to R400 per day for average performers.
Finally, note that we give here all the information you need to buy and rent out a property in Pretoria.
What's the typical low-season vs high-season monthly revenue in Pretoria in 2026?
As of the first half of 2026, a typical one to two bedroom Airbnb in Pretoria earns around R7,000 to R10,000 (about $378 to $540 USD or €350 to €500 EUR) during low season months, compared to R14,000 to R20,000 (about $757 to $1,081 USD or €700 to €1,000 EUR) during high season and event periods.
Low season in Pretoria generally falls during mid-year winter months (June to August) and the December holiday period when business travel drops, while high season aligns with university terms, government budget cycles, and major events like Vodacom Bulls rugby fixtures at Loftus Versfeld.
What's a realistic Airbnb monthly expense range in Pretoria in 2026?
As of the first half of 2026, realistic monthly expenses for operating a self-managed one to two bedroom Airbnb in Pretoria range from R4,000 to R9,000 (about $216 to $486 USD or €200 to €450 EUR), with larger houses running R7,000 to R15,000 (about $378 to $811 USD or €350 to €750 EUR).
The largest single expense category for most Pretoria Airbnb hosts is cleaning and laundry, typically costing R1,200 to R3,500 (about $65 to $189 USD or €60 to €175 EUR) per month depending on guest turnover frequency.
Hosts in Pretoria should typically expect to spend 40% to 60% of gross revenue on operating expenses when self-managing, or 55% to 75% if using professional property management services that charge 15% to 20% of revenue.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Pretoria.
What's realistic monthly net profit and profit per available night for Airbnb in Pretoria in 2026?
As of the first half of 2026, a typical self-managed one to two bedroom Airbnb in Pretoria generates monthly net profit of around R6,000 (about $324 USD or €300 EUR) before tax and mortgage payments, which works out to roughly R200 (about $11 USD or €10 EUR) profit per available night.
The realistic monthly net profit range covering most Pretoria Airbnb listings falls between R3,000 and R12,000 (about $162 to $649 USD or €150 to €600 EUR) for smaller units, and R8,000 to R20,000 (about $432 to $1,081 USD or €400 to €1,000 EUR) for well-positioned houses.
Hosts in Pretoria typically achieve net profit margins of 35% to 55% of gross revenue when self-managing, though this drops to 25% to 40% with professional management and can turn negative in months with very low occupancy.
The break-even occupancy rate for a typical Pretoria Airbnb listing is around 25% to 30%, meaning you need roughly 8 to 9 booked nights per month just to cover operating costs before any return on your investment.
In our property pack covering the real estate market in Pretoria, 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 Pretoria as of 2026?
How many active Airbnb listings are in Pretoria as of 2026?
As of the first half of 2026, Pretoria has approximately 1,400 active Airbnb listings, making it a moderately competitive market compared to larger South African cities like Cape Town or Johannesburg.
This number has grown gradually from around 1,200 listings in early 2025, reflecting steady but not explosive growth in Pretoria's short-term rental supply as more property owners recognise the business travel demand in South Africa's administrative capital.
Which neighborhoods are most saturated in Pretoria as of 2026?
As of the first half of 2026, the most saturated neighbourhoods for Airbnb in Pretoria are Hatfield, Brooklyn, Menlyn, Arcadia, and Sunnyside, where apartment supply is dense and listings compete heavily on price and reviews.
These areas became saturated because they combine easy access to demand drivers (University of Pretoria, hospitals, Loftus Versfeld, the Menlyn business node) with abundant apartment stock that's relatively simple to furnish and operate as short-term rentals.
Relatively undersaturated neighbourhoods that may offer better opportunities for new Pretoria Airbnb hosts include Lynnwood and Lynnwood Glen (more townhouse and house mix), Waterkloof Ridge (higher-end homes with fewer budget competitors), and Silver Lakes and Pretoria East estates (family-sized properties with less apartment-style competition).
What local events spike demand in Pretoria in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Pretoria are Vodacom Bulls rugby matches at Loftus Versfeld, University of Pretoria graduation and orientation weeks, and government conference periods in the administrative capital.
During major Bulls home fixtures and graduation weekends, Pretoria Airbnb hosts typically see bookings increase by 20% to 40% and can raise nightly rates by 30% to 50% in neighbourhoods like Arcadia, Hatfield, and Brooklyn that are closest to the action.
Hosts should adjust pricing and availability settings at least two to four weeks before major events, as business travelers and family visitors often book Pretoria accommodation well in advance when they know their travel dates.
What occupancy differences exist between top and average hosts in Pretoria in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Pretoria achieve occupancy rates of 55% to 65%, which translates to roughly 17 to 20 booked nights per month compared to the citywide average.
Average Pretoria Airbnb hosts see occupancy around 42% (about 12 to 13 nights per month), meaning top performers book roughly 50% more nights and generate significantly higher monthly revenue even at similar nightly rates.
New hosts in Pretoria typically need 6 to 12 months of consistent five-star service, competitive pricing, and review accumulation to reach top-performer occupancy levels, with the timeline shorter for those who nail the business traveler essentials from day one.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Pretoria.
Which price points are most crowded, and where's the "white space" for new hosts in Pretoria right now?
The nightly price range with the highest concentration of Airbnb listings in Pretoria is R600 to R1,000 (about $32 to $54 USD or €30 to €50 EUR), where budget apartments in Hatfield, Sunnyside, Arcadia, and Brooklyn compete intensely for price-sensitive guests.
The "white space" opportunities for new Pretoria Airbnb hosts exist at the R1,050 to R1,400 range (about $57 to $76 USD or €52 to €70 EUR) for business-premium units, and at R1,500 to R2,500 (about $81 to $135 USD or €75 to €125 EUR) for family-ready houses in safe suburbs.
Property characteristics that allow new hosts to compete successfully in Pretoria's underserved segments include excellent Wi-Fi with backup power, secure parking, self-check-in capability, a proper workspace setup, and for larger homes, enough space for families visiting students or attending events.
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What property works best for Airbnb demand in Pretoria right now?
What bedroom count gets the most bookings in Pretoria as of 2026?
As of the first half of 2026, one and two bedroom properties get the most Airbnb bookings in Pretoria, accounting for the majority of successful listings in the city's business and domestic travel-driven market.
The estimated booking rate breakdown by bedroom count in Pretoria shows studios capturing about 10% to 15% of bookings, one bedrooms around 35% to 40%, two bedrooms roughly 30% to 35%, and three bedroom or larger properties taking the remaining 15% to 20%.
One and two bedroom units perform best in Pretoria because the city's demand comes primarily from solo business travelers, couples, and small groups visiting government offices, universities, or attending events, rather than large family holiday groups that drive three bedroom demand in beach destinations.
What property type performs best in Pretoria in 2026?
As of the first half of 2026, one to two bedroom apartments and condos in prime business nodes like Brooklyn, Menlyn, and Hatfield perform best for Airbnb in Pretoria when body corporate rules allow, offering steady bookings and manageable operating costs.
Occupancy rates across Pretoria property types show apartments achieving 40% to 50% in permitted buildings, townhouses around 35% to 45% due to slightly weaker walkability appeal, and houses varying widely from 30% to 55% depending on location and whether they target families or events.
Apartments outperform when rules allow because they're easiest to furnish consistently, closest to demand anchors, and simplest to scale, but the body corporate restriction risk in Pretoria makes garden cottages and granny flats an increasingly attractive alternative for hosts seeking operational freedom with lower neighbour friction.
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 Pretoria, 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 Tshwane | This is the official municipal government website for Pretoria, making it the primary source for local rules, tariffs, and planning controls. | We used it to ground the legal framework for short-term rentals in Pretoria. We also referenced it for municipal service rates and utility cost estimates. |
| City of Tshwane Promulgated By-Laws | This is Tshwane's official index of all municipal by-laws and amendments that govern land use. | We used it to confirm that Pretoria's land-use rules are administered through the Land Use Management By-Law framework. We referenced it to explain when residential properties might need consent for guest house use. |
| City of Tshwane Promulgated Tariffs 2025/26 | This is the municipality's official, gazetted tariff schedule for services billed to households in Pretoria. | We used it to build realistic monthly utility and rates cost ranges for Airbnb hosts. We also used it to show how utilities affect profit margins during low-occupancy months. |
| Tshwane Town-Planning Scheme 2008 | This is the operative planning scheme text used across Tshwane, widely referenced by professional planners. | We used it to explain the zoning logic that determines whether a property can host short-term rentals. We referenced it to clarify when operations might be classified as guest houses requiring consent. |
| AirDNA South Africa | AirDNA is a widely used, methodologically transparent short-term rental analytics provider covering Airbnb and Vrbo data. | We used it as one leg of our earnings triangulation for ADR, occupancy, and revenue patterns. We also referenced it to separate market average from top host performance. |
| AirROI Pretoria Market Data | AirROI provides Pretoria-specific listing counts and performance metrics with stated update windows. | We used it as a second independent estimate for listings, ADR, occupancy, and annual revenue. We triangulated it against other STR datasets to produce confident 2026 estimates. |
| Airbtics Pretoria Data | Airbtics is an established STR analytics provider that publishes city-level metrics with visible last-updated dates. | We used it as the third leg for triangulating Pretoria ADR, occupancy, and annual revenue. We treated differences between Airbtics and AirROI as resulting from sampling and listing definitions. |
| Statistics South Africa Tourist Accommodation Survey | Stats SA is South Africa's national statistics agency, and this accommodation survey is an official government series. | We used it to anchor seasonality logic and the direction of accommodation demand in South Africa. We treated hotel and guesthouse occupancy as a reality-check on demand cycles rather than identical to Airbnb. |
| Department of Tourism Media Statement | This is an official government channel summarizing official tourist arrivals data for South Africa. | We used it to justify Pretoria's demand base from government and business travel plus domestic tourism. We also used it to explain why Pretoria is more weekday and business-driven than holiday-only. |
| South African Tourism Domestic Survey | South African Tourism is the national tourism marketing agency and publishes structured survey outputs on travel patterns. | We used it to reinforce that domestic travel is a major demand driver in South Africa. We translated those findings into Pretoria listing strategy recommendations like fast Wi-Fi, self-check-in, and parking. |
| South African Reserve Bank Key Statistics | SARB is the central bank, and its rates and statistics are primary-source financial benchmarks for South Africa. | We used it to set the financing backdrop as of early January 2026 with repo and prime rates. We used these rates to explain mortgage pressure risk and why cashflow buffers matter in lower-occupancy months. |
| SARB MPC Statement November 2025 | This is the central bank's official monetary policy statement with macro assumptions including exchange rate projections. | We used it to support our January 2026 macro assumptions about the rates environment. We ensured our revenue and cost estimates remain internally consistent in real terms. |
| SARS Tax on Rental Income | SARS is South Africa's tax authority, and this is direct official guidance for individuals earning rental income. | We used it to explain the unavoidable compliance piece that Airbnb income is taxable and deductions matter. We also used it to justify why net profit must be calculated after realistic expenses. |
| Airbnb South Africa Tax Guide | This is platform-issued guidance describing tax topics South African Airbnb hosts commonly face. | We used it as a practical complement to SARS guidance on common tax issues and recordkeeping. We still treat SARS as the ultimate authority on actual tax obligations. |
| Sectional Titles Schemes Management Regulations | This is the official government publication of sectional title regulations governing apartment and condo schemes. | We used it to support a key Pretoria reality that many good Airbnb areas are apartments where scheme rules can restrict short-term letting. We treat this as a major legal risk specific to condos. |
| CSOS Consolidated Practice Directives | CSOS is the official regulator and ombud for community schemes in South Africa, and its directives guide practice. | We used it to explain how disputes about conduct rules including letting behaviour get handled in practice. We based our advice to always confirm body corporate rules before buying on this framework. |
| Vodacom Bulls Official Fixtures | This is the primary source for major event dates at Loftus Versfeld that drive demand spikes in Pretoria. | We used it to name real, recurring demand spikes that matter for Pretoria Airbnb hosts on match weekends. We translated those into pricing strategy and minimum-stay decisions around peak events. |
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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