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This guide covers the current housing prices in Pretoria and what you can realistically expect to pay across different neighborhoods and property types.
We constantly update this blog post to reflect the latest market data and trends in the Pretoria real estate market.
Whether you're looking at a small apartment in Sunnyside or a luxury home in Waterkloof, you'll find the numbers you need here.
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
- In Pretoria in 2026, the median home price sits around R1.45 million, but the average is higher at R1.76 million because luxury areas like Waterkloof pull the numbers up significantly.
- Pretoria buyers typically negotiate 6 to 8% off listing prices for standard homes, but discounts can reach 10 to 12% for higher-end properties that take longer to sell.
- Sunnyside apartments in Pretoria cost around R6,500 to R10,500 per square meter, while Waterkloof Ridge homes can reach R18,000 to R30,000 per square meter.
- Pretoria property prices rose about 6% nominally over the past year, but only around 2.5% in real terms once you account for inflation running at 3.5%.
- New builds in Pretoria carry a premium of about 12% over comparable older homes, mainly due to modern finishes, energy efficiency features, and lower maintenance risks.
- Around 40% of Pretoria's residential market consists of apartments, followed by 30% townhouses, 25% freehold houses, and just 5% estate or luxury homes.
- For buyers under R1.21 million in Pretoria, there's no transfer duty to pay at all, which makes entry-level apartments and townhouses more accessible.
- Over the past 10 years, Pretoria housing prices have risen about 120% nominally, but only around 30% when adjusted for inflation.
What is the average housing price in Pretoria in 2026?
The median housing price is more useful than the average because it represents the middle of the market and isn't skewed by a handful of ultra-expensive properties in areas like Waterkloof.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like Property24, ooba Home Loans, and Statistics South Africa, which we manually verified.
The median home price in Pretoria in 2026 is around R1,450,000, which converts to approximately $87,000 or €74,000. The average home price in Pretoria in 2026 sits higher at roughly R1,760,000, or about $106,000 and €90,000, because luxury homes pull the number up.
About 80% of residential properties in the Pretoria market in 2026 fall within the range of R700,000 to R3,000,000, which translates to approximately $42,000 to $180,000 or €36,000 to €153,000.
A realistic entry range in Pretoria in 2026 is R550,000 to R800,000 (about $33,000 to $48,000 or €28,000 to €41,000), which could get you an existing 2-bedroom apartment of 55 to 75 square meters in Sunnyside or Arcadia, typically in an older building with basic security.
A typical luxury property in Pretoria in 2026 ranges from R5,000,000 to R15,000,000 (approximately $300,000 to $900,000 or €255,000 to €765,000), which could get you an existing or renovated 4 to 5 bedroom house of 350 to 600 square meters in Waterkloof or Waterkloof Ridge, often with a large garden, pool, and strong security features.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Pretoria.
Are Pretoria property listing prices close to the actual sale price in 2026?
In Pretoria in 2026, closed sale prices typically come in about 6 to 8% below the original listing price for standard homes, and around 10 to 12% below for higher-end properties.
This gap exists because sellers often test the market with optimistic asking prices, and buyers have more negotiating power when inventory is plentiful. The discount tends to be larger for luxury homes in Pretoria because these properties are more unique, take longer to sell, and attract fewer buyers willing to meet the asking price.
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What is the price per sq m or per sq ft for properties in Pretoria in 2026?
As of early 2026, the median housing price per square meter in Pretoria is around R12,000 (approximately $720 or €612), and per square foot it's about R1,115 ($67 or €57). The average price per square meter in Pretoria is slightly higher at roughly R13,000 ($780 or €663), or about R1,208 per square foot ($72 or €62).
Small, well-located 1 to 2 bedroom apartments in Pretoria have the highest price per square meter because location and convenience matter most, while large older houses on big stands have the lowest price per square meter since buyers don't pay proportionally for every extra square meter of space.
In Pretoria in 2026, you'll find the highest prices per square meter in Waterkloof and Waterkloof Ridge, ranging from R18,000 to R30,000 per square meter. The lowest prices per square meter are in Sunnyside and Arcadia, typically between R6,500 and R10,500 per square meter.
How have property prices evolved in Pretoria?
Compared to one year ago, Pretoria property prices have risen about 6% in nominal terms, which works out to roughly 2.5% in real terms after adjusting for inflation. This growth was driven by the interest rate cut cycle improving affordability and buyer confidence returning to the Tshwane housing market.
Looking back 10 years, Pretoria housing prices have increased approximately 120% nominally, meaning homes cost about 2.2 times what they did in 2016. However, after adjusting for inflation using Statistics South Africa CPI data, real price growth over the decade is closer to 30%, reflecting steady urban growth and an increasing premium for secure, well-located properties.
By the way, we've written a blog article detailing the latest updates on property price variations in Pretoria.
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 Pretoria.
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 Pretoria in 2026?
In Pretoria in 2026, apartments and flats make up about 40% of the market, townhouses and duplexes account for 30%, freehold houses represent 25%, and estate or luxury homes comprise roughly 5%, reflecting the city's large apartment base around the CBD and universities plus a substantial security complex belt in the East.
The average apartment price in Pretoria in 2026 is around R950,000 ($57,000 or €48,000), while townhouses average about R1,350,000 ($81,000 or €69,000). Freehold houses typically go for around R2,250,000 ($135,000 or €115,000), and estate homes average approximately R4,800,000 ($288,000 or €245,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Pretoria?
- How much should you pay for an apartment in Pretoria?
- How much should you pay for a townhouse in Pretoria?
How do property prices compare between existing and new homes in Pretoria in 2026?
In Pretoria in 2026, new builds typically carry a price premium of about 12% compared to similar older homes in the same area.
This premium exists because new construction includes modern finishes, energy efficiency features like solar readiness and better insulation, and buyers face fewer surprise maintenance costs in the early years of ownership.
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How do property prices vary by neighborhood in Pretoria in 2026?
In Waterkloof and Waterkloof Ridge, you'll find larger homes with strong security and an established "embassy district" prestige. Prices here range from R2.8 million to R8.5 million ($168,000 to $510,000 or €143,000 to €434,000) because of the prime addresses, bigger plots, and the quality of properties available.
Brooklyn offers a central location close to universities, offices, and amenities, with a mix of houses and apartments. Prices in Brooklyn range from R1.4 million to R3.2 million ($84,000 to $192,000 or €71,000 to €163,000), driven by strong demand from professionals and the convenience of the location.
Sunnyside is Pretoria's most affordable inner-city option, dominated by apartments and sectional title units. Prices here range from R300,000 to R600,000 ($18,000 to $36,000 or €15,000 to €31,000), making it attractive for first-time buyers and investors looking for rental income near the CBD.
You will find a much more detailed analysis by areas in our property pack about Pretoria. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (ZAR / $) | Avg per sqm (ZAR / $) | Avg per sqft (ZAR / $) |
|---|---|---|---|---|
| Sunnyside | Budget / Central | R300k - R600k / $18k - $36k | R6,500 - R10,500 / $390 - $630 | R600 - R975 / $36 - $59 |
| Arcadia | Budget / Commute | R400k - R800k / $24k - $48k | R7,500 - R12,000 / $450 - $720 | R700 - R1,115 / $42 - $67 |
| Hatfield | Student / Rental | R600k - R1.2m / $36k - $72k | R10,000 - R16,000 / $600 - $960 | R930 - R1,485 / $56 - $89 |
| Pretoria Central | Commute / Value | R400k - R900k / $24k - $54k | R8,000 - R13,000 / $480 - $780 | R745 - R1,208 / $45 - $72 |
| Menlo Park | Popular / Inner-East | R1.4m - R2.6m / $84k - $156k | R12,000 - R18,000 / $720 - $1,080 | R1,115 - R1,672 / $67 - $100 |
| Brooklyn | Popular / Mixed | R1.4m - R3.2m / $84k - $192k | R12,000 - R20,000 / $720 - $1,200 | R1,115 - R1,858 / $67 - $112 |
| Lynnwood Ridge | Family / Value-East | R1m - R2m / $60k - $120k | R10,000 - R15,000 / $600 - $900 | R930 - R1,393 / $56 - $84 |
| Lynnwood / Menlyn | Family / Retail Hub | R1.5m - R3m / $90k - $180k | R12,000 - R18,000 / $720 - $1,080 | R1,115 - R1,672 / $67 - $100 |
| Garsfontein | Family / Schools | R1.3m - R3m / $78k - $180k | R11,000 - R17,000 / $660 - $1,020 | R1,022 - R1,579 / $61 - $95 |
| Faerie Glen | Family / Upper-East | R1.8m - R4m / $108k - $240k | R12,000 - R19,000 / $720 - $1,140 | R1,115 - R1,765 / $67 - $106 |
| Waterkloof | Prestige / Expat | R2.8m - R6.5m / $168k - $390k | R16,000 - R26,000 / $960 - $1,560 | R1,486 - R2,415 / $89 - $145 |
| Waterkloof Ridge | Prestige / Security | R3.2m - R8.5m / $192k - $510k | R18,000 - R30,000 / $1,080 - $1,800 | R1,672 - R2,787 / $100 - $167 |
How much more do you pay for properties in Pretoria when you include renovation work, taxes, and fees?
In Pretoria in 2026, the total additional cost beyond the purchase price typically ranges from about 9% to 40% depending on the price bracket, whether you renovate, and how much transfer duty applies.
If you buy a property around $120,000 (about R2 million) in Pretoria, you can expect to pay some transfer duty plus legal and administrative fees of around R55,000 to R90,000, and if you do a medium renovation, add another R200,000 to R350,000. That brings your total to approximately R2.3 million to R2.55 million, or roughly 15% to 28% above the purchase price.
For a property around $300,000 (about R5 million) in Pretoria, transfer duty becomes more significant, legal fees run around R80,000 to R120,000, and a medium renovation could cost R500,000 to R800,000. Your all-in cost would be around R5.7 million to R6.4 million, adding roughly 14% to 28% to the purchase price.
At the $600,000 level (about R10 million) in Pretoria, transfer duty is substantial, legal and admin fees total around R120,000 to R180,000, and heavy renovation on an older luxury home could run R2 million to R3 million. You could end up paying R12 million to R13.5 million all-in, which represents 20% to 35% above the original price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Pretoria
| Expense | Category | Estimated Cost Range (ZAR / $) and Details |
|---|---|---|
| Transfer Duty | Tax | R0 to approximately 13% of purchase price. Properties under R1,210,000 pay no transfer duty at all. Above that threshold, rates step up progressively through several brackets set by the South African Revenue Service. |
| Conveyancing Attorney | Fees | R25,000 to R90,000 / $1,500 to $5,400. This covers the legal work to transfer ownership from seller to buyer. The fee scales with the property value and complexity of the transaction. |
| Deeds Office Registration | Fees | R1,000 to R10,000 / $60 to $600. These are official government fees for registering the property transfer. The exact amount depends on the property value and type of registration required. |
| Bond Registration Attorney | Fees | R15,000 to R60,000 / $900 to $3,600. This only applies if you are financing the purchase with a mortgage. The attorney registers the bank's bond over the property as security. |
| Valuation and Certificates | Fees | R3,000 to R12,000 / $180 to $720. This includes property valuation for the bank, compliance certificates for electrical and plumbing, and other administrative items. Requirements vary by municipality and property age. |
| Light Renovation | Renovation | 5% to 12% of purchase price. This covers cosmetic updates like painting, minor repairs, and basic fixture replacements. Typical for properties that are liveable but dated. |
| Medium Renovation | Renovation | 12% to 25% of purchase price. This includes kitchen or bathroom updates, flooring replacement, and moderate structural work. Common for older properties that need functional upgrades. |
| Heavy Renovation | Renovation | 25% to 40% of purchase price. This covers full kitchen and bathroom remodels, roof repairs, electrical rewiring, and plumbing overhauls. Necessary for older luxury homes or neglected properties. |
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 Pretoria in 2026 with different budgets?
With $100,000 (about R1.67 million) in Pretoria as of the first half of 2026, you could buy an existing 2 to 3 bedroom townhouse of around 110 square meters in Lynnwood Ridge within a security complex, or an existing 3 bedroom house of 140 to 170 square meters in Pretoria North in an older but liveable condition, or an existing 2 bedroom apartment of about 80 square meters in Brooklyn in an older block with parking.
With $200,000 (about R3.33 million) in Pretoria as of the first half of 2026, you could buy a renovated existing 3 to 4 bedroom house of around 220 square meters in Garsfontein, or an existing 3 bedroom house of 180 to 240 square meters in Menlo Park on a smaller stand but in a prime location, or a newer 3 bedroom townhouse of about 160 square meters in a Pretoria East security estate.
With $300,000 (about R5 million) in Pretoria as of the first half of 2026, you could buy an existing 4 bedroom house of around 300 square meters in Brooklyn that has been upgraded with good security features, or an existing 4 bedroom house of about 320 square meters in Waterkloof Ridge as an entry-level luxury option in an older home, or an estate home with 4 bedrooms and 280 to 350 square meters in Silver Lakes or a similar lifestyle estate.
With $500,000 (about R8.33 million) in Pretoria as of the first half of 2026, you could buy a renovated 5 bedroom home of around 450 square meters in Waterkloof with an ambassadorial feel and strong security, or a modern 4 to 5 bedroom house of about 400 square meters in Waterkloof Ridge with high-end finishes, or a premium estate home with 5 bedrooms and 420 square meters in a top Pretoria East estate ready to move in.
With $1,000,000 (about R16.66 million) in Pretoria as of the first half of 2026, you could buy an ultra-prime 6 or more bedroom home of around 700 square meters in Waterkloof with top-tier finishes and substantial land, or a signature modern build with 6 bedrooms and about 650 square meters in Waterkloof Ridge designed by an architect, or a trophy home with 6 bedrooms and 800 square meters in a prestige estate with top security and amenities.
With $2,000,000 (about R33.32 million) in Pretoria, there is a market but it is very thin with few available properties. At this level you are buying iconic trophy properties such as a large residence in Waterkloof with exceptional land and finishes, a one-of-a-kind modern mansion in Waterkloof Ridge, or a rare estate trophy home with maximum security and luxury specifications.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Pretoria.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Statistics South Africa | South Africa's official government statistics agency responsible for all national economic data including the Consumer Price Index. | We used CPI data to adjust "10 years ago vs today" comparisons so they reflect real purchasing power. We also used inflation figures to calculate real versus nominal price growth. |
| ooba Home Loans | One of South Africa's largest home loan originators, publishing comprehensive quarterly data on mortgage applications and approval trends. | We used their Tshwane house price inflation data to anchor our 1-year price change estimates. We also referenced their market sentiment indicators for buyer confidence trends. |
| Property24 | South Africa's largest property listing platform with transparent average price indicators for every suburb. | We pulled neighborhood-level price anchors for suburbs from Sunnyside to Waterkloof. We used these to build realistic price ranges across all Pretoria areas. |
| South African Revenue Service | The official tax authority that sets and publishes all transfer duty rates and thresholds for property transactions. | We used the current transfer duty brackets to calculate tax costs at different price points. We applied these rates to our concrete buyer examples. |
| Deeds Office | The government registry that maintains all property records and publishes official fee schedules for registrations. | We used their fee schedule to provide accurate registration cost estimates. We avoided generic "misc fees" by using actual published amounts. |
| European Central Bank | The official central bank for the Eurozone providing authoritative reference exchange rates for major currencies. | We used their EUR/ZAR reference rate to convert all prices to euros consistently. We applied a late December 2025 rate as a proxy for January 2026. |
| Exchange-rates.org | A reliable source for date-stamped historical exchange rates that can be easily verified and reproduced. | We used their USD/ZAR rate from late December 2025 for all dollar conversions. We kept conversions consistent throughout the article at $1 = R16.66. |
| Property24 Sunnyside | Provides specific average price data for one of Pretoria's most affordable inner-city suburbs with high apartment density. | We used Sunnyside data as our anchor for entry-level pricing in Pretoria. We based our "affordable range" estimates on this suburb's typical values. |
| Property24 Menlo Park | Provides transparent pricing for a widely traded inner-east suburb popular with young professionals and families. | We used Menlo Park as a mid-market reference point for typical Pretoria East pricing. We cross-checked this against Brooklyn and Lynnwood data. |
| Property24 Brooklyn | Brooklyn is a central, high-demand suburb close to universities and embassies with clear published price trends. | We used Brooklyn as a "mid-to-upper" benchmark for Pretoria pricing. We compared it against Menlo Park and Waterkloof to validate our estimates. |
| Property24 Waterkloof | Waterkloof is Pretoria's premier prestige suburb with clear price indicators for luxury properties. | We used Waterkloof data to anchor our luxury price ranges and per-square-meter calculations. We referenced typical property sizes to derive unit rates. |
| Property24 Hatfield | Hatfield is a key student and rental suburb near universities with high demand for smaller units. | We used Hatfield pricing for studio and micro-apartment estimates. We factored in the student rental demand premium typical of the area. |
| Property24 Garsfontein | Garsfontein is a large family suburb in Pretoria East with good schools and clear market data. | We used Garsfontein as a reference for family home pricing in Pretoria East. We included it in our "what you can buy" examples at various budgets. |
| Property24 Lynnwood | Lynnwood and the Menlyn node represent a major retail and residential hub in Pretoria East. | We used Lynnwood pricing to establish the family suburb segment. We referenced its proximity to Menlyn for location value calculations. |
| Property24 Faerie Glen | Faerie Glen is an upper-middle family suburb in Pretoria East with consistent demand and pricing. | We used Faerie Glen data to bridge the gap between mainstream and luxury pricing. We included it in our 12-neighborhood comparison table. |
| Property24 Arcadia | Arcadia is an affordable inner-city suburb adjacent to Sunnyside with similar pricing patterns. | We used Arcadia to validate our entry-level price estimates alongside Sunnyside. We referenced it for apartment-heavy neighborhood comparisons. |
| Property24 Pretoria Central | Pretoria Central provides data on CBD and near-CBD properties with strong commute access. | We used Central data for the value-oriented buyer segment. We factored in typical CBD apartment pricing for our estimates. |
| Property24 Waterkloof Ridge | Waterkloof Ridge is one of Pretoria's most exclusive suburbs with the highest per-square-meter prices. | We used Waterkloof Ridge to establish the top end of our price ranges. We referenced it for ultra-luxury and trophy home examples. |
| Property24 Lynnwood Ridge | Lynnwood Ridge offers good value family homes in security complexes with clear pricing data. | We used Lynnwood Ridge for townhouse and entry-family-home pricing. We featured it prominently in our budget examples. |
| FNB Property Barometer | First National Bank publishes regular property market research with national and regional insights. | We cross-referenced FNB data with ooba for broader market trend validation. We used their sentiment indicators for context on buyer behavior. |
| Absa Property Trends | Absa Bank provides long-term house price indices and regional data for South African metros. | We used Absa data to validate our 10-year price growth calculations. We compared their indices against our suburb-level estimates. |
| Lightstone Property | Lightstone compiles deeds data and provides professional-grade property analytics for South Africa. | We referenced Lightstone for transaction volume context and median price validation. We used their data to confirm our property type breakdowns. |
| REBOSA | The Real Estate Business Owners of South Africa represents industry professionals and publishes market updates. | We consulted REBOSA guidance on typical agent practices and negotiation margins. We used their insights on listing versus sale price gaps. |
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