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What will happen in Pretoria’s real estate market? Will prices go up or down? Is Pretoria still a hotspot for foreign investors? How is South Africa’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in Pretoria, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
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1) Demand for rentals near schools in Pretoria will rise as more foreign students arrive
The University of Pretoria hosts over 4,500 international students, making it a vibrant hub for foreign learners.
Most of these students, about 67% hail from Southern African Development Community (SADC) countries, but there's a growing number from India, the United States, and Nigeria. This shift is largely due to policy changes in other major countries, making South Africa an attractive option for higher education.
With more students arriving, the demand for student accommodation in Pretoria is rising. The city faces a challenge in providing high-quality, affordable housing to meet this need. This trend mirrors a broader increase in demand for rental properties near educational institutions across South Africa.
Rental prices in student-heavy areas are climbing. In 2024, rental prices in South Africa rose by 3.3% from the previous year, driven by inflation and low inventory. This upward trend is expected to persist as international students continue to seek housing close to their universities.
For potential property buyers, this means investing in rental properties near educational institutions could be lucrative. The influx of students is likely to keep demand high, ensuring a steady stream of potential tenants.
Sources: Times Higher Education, World Bank, University World News
2) Demand for rentals near universities in Pretoria will grow as the student population increases
The student population in Pretoria is booming, and it's driving up the demand for rental properties near universities.
Universities like the University of Pretoria and North-West University are seeing more students than ever. The University of Pretoria alone has over 50,000 students, and this number keeps climbing. This surge in enrollment is a big reason why rental properties are in such high demand.
There's also a massive R3 billion university project underway in East Pretoria. This project will house thousands of students, showing just how much more student housing is needed. As universities expand, the need for nearby rentals grows too.
Local real estate agents are noticing this trend. They're seeing a spike in demand for student accommodation. For example, African Land is planning a new student housing development next to the University of Pretoria. This project aims to provide homes for 2,500 students, which is a clear sign of the growing need.
Rental prices around these universities are climbing as well. Rental yields in Gauteng are on the rise, reflecting the increased demand. It's a hot market for anyone looking to invest in student housing.
With more students coming in every year, the demand for rental properties isn't slowing down. Investing in student housing near Pretoria's universities could be a smart move for those looking to tap into this growing market.
Sources: NWU Quick Stats, Property Review, African Land Blog
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.
3) Property values in northern Pretoria will drop as infrastructure development falls behind
Properties in northern Pretoria are struggling due to slow infrastructure development.
In recent years, especially around 2023 and 2024, the northern parts of Pretoria have been lagging behind in infrastructure growth. While other areas in Pretoria have seen improvements, northern Pretoria's infrastructure has not kept pace. This has led to a situation where, despite a steady increase in property listings and sales, the value of properties in this area is not rising as expected.
The public transportation network is a major concern. Key routes like the M1 and M2, which are vital for connectivity, haven't adequately served the northern suburbs. This has resulted in longer travel times and more congestion, making daily commutes a hassle for residents. Such transportation issues have likely contributed to dissatisfaction among residents and made it harder to sell properties.
When you look at the average listing price of properties in Pretoria North, there's been no significant increase. This stagnation suggests that the slow pace of infrastructure development is having a negative impact on property values. In contrast, areas with better infrastructure are seeing more positive trends in property values.
News articles and government reports have pointed out delays or cancellations of infrastructure projects in northern Pretoria. These reports highlight the ongoing challenges in improving infrastructure, which is crucial for boosting property values. Without these developments, the area's growth potential remains limited.
For potential buyers, it's important to consider these factors. While the northern parts of Pretoria offer opportunities, the lack of infrastructure development could affect long-term property value. Investing here might require patience as the area waits for necessary improvements.
Sources: Wikipedia, Property24
4) Property prices near the University of Pretoria will rise as demand for student housing stays strong
Properties near the University of Pretoria are on the rise thanks to the strong demand for student housing.
With over 50,000 students attending in 2023, the university is a bustling hub, and this number is expected to grow to about 55,000 by 2025. This increase in students means more people are looking for places to live, especially close to campus.
The University of Pretoria plans to boost its total headcount to around 75,000 by 2025, which is a big jump. This surge in student numbers is driving the need for more housing, as noted in the South African Student Accommodation Market report.
Low vacancy rates in student housing near the university show that there's a strong demand. Students love the convenience of living close to their classes, which keeps the demand for nearby properties high.
Living near the university is not just about convenience; it's also about being part of a vibrant community. The area is buzzing with student life, making it a desirable place to live.
Investing in property here is not just about the present; it's about the future. As the university grows, so does the potential for property appreciation.
Sources: World Bank, Times Higher Education, University of Pretoria Strategic Plan
5) Pretoria East property returns will rise as it becomes a hub for expats
Properties in Pretoria East are becoming a hot spot for expatriates, promising higher returns for investors.
With rental prices in estates reaching up to R80,000 per month, the rental market here is booming. This surge in demand is a golden opportunity for property investors looking for significant returns.
International companies are flocking to Pretoria East, setting up offices and creating a vibrant business scene. The presence of serviced office spaces, like those from Regus, is a clear sign of this growth. More businesses mean more expatriates, which in turn boosts the demand for housing.
The area’s infrastructure is also a big draw. With multiple bus routes and a nearby subway station, commuting is a breeze. This accessibility makes Pretoria East even more attractive to expatriates who want convenience in their daily lives.
As the expatriate community grows, so does the appeal of Pretoria East as a place to live and work. The combination of a strong rental market, business growth, and improved transport links makes it a prime location for property investment.
Sources: Property Wheel, Regus, Invesco
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6) Demand for retirement-friendly housing in Pretoria will grow as the population ages
The aging population in Pretoria is driving up the demand for retirement-friendly housing.
In 2025, Pretoria's metro area population hit 2,955,000, marking a 2.25% increase from the previous year. This growth mirrors the national trend of an aging population, with Pretoria seeing a rise in its median age. As people live longer due to advances in medicine and public health, more are reaching retirement age, boosting the number of retirees.
Gauteng, the province that includes Pretoria, has the highest percentage of elderly persons aged 60 years or older in South Africa, at 24.8%. This demographic shift is influencing the real estate market, with a noticeable trend towards age-appropriate housing. Retirement villages like Olive Crescent Retirement Village are popping up, offering easy living in a safe and peaceful environment.
These retirement communities are designed with older adults in mind, providing secure, modern living spaces equipped with healthcare facilities and compassionate support. The demand for such housing options is a clear indicator of the changing needs of Pretoria's aging population.
As more people look for homes that cater to their retirement needs, the real estate market in Pretoria is adapting to meet these demands. The development of retirement-friendly housing is not just a trend but a necessity, given the city's aging demographic.
Sources: Statistics South Africa, Macrotrends, Senior Service
7) Demand for larger homes in Pretoria will grow as multi-generational living becomes more popular
Multi-generational living is becoming more popular in South Africa, with 32% of households already embracing this lifestyle by 2022.
In Pretoria, the property market is buzzing, with nearly 30,000 property transfers worth over R38 billion last year. This surge reflects a growing demand for larger homes, as families look to house multiple generations together. Developments like Steyn City and Val de Vie are stepping up, offering a mix of luxury apartments and retirement homes to meet this need.
People are leaning towards bigger living spaces, such as freestanding homes with granny flats or in-law suites. These setups allow families to enjoy privacy while living under one roof, a major reason why larger homes are in demand. Plus, with an aging population and high property prices, shared living is becoming a practical choice.
Architectural designs are evolving too, with more developers creating homes that include separate living units within larger estates. This trend caters to the need for privacy while keeping families connected, resonating with South Africa's cultural focus on family bonds.
In Pretoria, this shift is evident as more families opt for homes that can accommodate everyone from grandparents to grandchildren. The economic pressures and cultural dynamics are pushing this trend forward, making larger homes a hot commodity.
As the demand for spacious homes grows, Pretoria's property market is adapting, offering diverse options to suit multi-generational living. This trend is reshaping how families live together, blending tradition with modern living needs.
Sources: The South African, BusinessTech, Fitzanne
8) Rent in central Pretoria will increase as more people want to live near work and amenities
Pretoria's central areas are becoming hot spots for living as more people flock to the city.
With nearly 2.9 million residents by 2024, Pretoria is growing fast, and everyone wants to be close to work and amenities. This surge in population means more folks are on the hunt for housing in the heart of the city.
Jobs are popping up all over Pretoria's central business district, making it a magnet for professionals. More job listings mean more people want to live nearby, which naturally cranks up the demand for housing. Plus, new public transport and amenities are sprouting up, making these areas even more appealing.
Buying a home is getting pricier, nudging more people towards renting. While we don't have exact numbers for Pretoria, the trend of rising property costs is a global urban phenomenon. Just look at Cape Town, where high property prices have pushed more people into the rental market.
There's a limited supply of rental properties in central Pretoria, which is a big clue that rents will keep climbing. As urban living becomes more desirable, the demand for rentals in these central spots is only going to grow.
Sources: BusinessTech, Macrotrends, Airbtics, Indeed South Africa
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.
9) Rental prices in Pretoria's northern suburbs will drop as supply exceeds demand
In 2023 and 2024, residential developments in Pretoria's northern suburbs saw a boom.
This building frenzy led to a noticeable increase in the number of rental units available. When there's more supply than demand, rental prices tend to drop. So, if you're thinking about renting in this area, you might find some good deals.
During this time, many new housing projects were completed, adding even more options for renters. This influx of new properties means landlords might be more willing to negotiate on price to fill their units.
Another interesting point is the significant rise in building permits issued for residential properties. This suggests that developers were confident about the market, leading to an oversupply of rental units.
With so many new places popping up, the competition among landlords is fierce. This is great news for potential renters, as it often results in lower prices and better rental terms.
So, if you're considering moving to Pretoria's northern suburbs, now might be the perfect time to explore your options and snag a great rental deal.
Sources: DWS, The South African, Harcourts
10) Airbnb-style investments in Pretoria will become less profitable due to stricter short-term rental regulations
In Pretoria, stricter regulations on short-term rentals could soon impact Airbnb-style investments.
Globally, cities are cracking down on short-term rentals, and this trend is affecting profitability. In France, for instance, new rules have slashed tax breaks and limited rentals to 90 days a year. Meanwhile, New York has nearly banned them, leading to fewer available properties and higher compliance costs.
In Pretoria, while there aren't any city-wide rules yet, local municipalities can set their own regulations. This means that stricter rules could pop up, especially with community concerns like those at The Blyde Riverwalk Estate. These local disputes suggest that new regulations might be on the horizon to address community pushback.
Historically, Pretoria's short-term rentals have enjoyed a 47% median occupancy rate, which is pretty good for Airbnb hosts. But if regulations tighten, this rate might drop, hitting profits hard. From 2023 to 2024, there was a 9.91% decline in year-over-year revenue, possibly due to looming regulatory changes.
Investors should keep an eye on these developments, as future regulations could reshape the market. The potential for new rules is real, given the ongoing community concerns and disputes.
Understanding these dynamics is crucial for anyone considering property investments in Pretoria, as regulatory shifts could significantly alter profitability.
Sources: Airbtics, Airbtics, Enso Connect, Property24
11) More people will move to Pretoria's outskirts for a better quality of life due to remote work
Remote work is booming in South Africa, especially in the IT sector.
With 11% of IT jobs now offering remote options, more people can choose where to live based on lifestyle rather than office location. This shift is making suburban and rural areas more appealing, as they offer a better quality of life.
Many employees are embracing this change, preferring the space and tranquility of suburbs like Pretoria's outskirts. The flexibility of remote work allows them to enjoy a balanced life, away from the hustle and bustle of city centers.
The real estate market in these areas is thriving. Suburbs such as Montana Park and Garsfontein are becoming hotspots for young professionals and families. These areas offer affordable housing compared to the city center, making them attractive for those seeking a better lifestyle.
Infrastructure development is also on the rise, improving connectivity and making it easier for remote workers to commute or work from home. This is a key factor in the growing popularity of Pretoria's outskirts.
As more people opt for remote work, the demand for properties in these suburban areas is expected to continue rising, offering a unique opportunity for potential buyers.
Sources: Moonstone, BusinessTech, Century 21
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12) Fewer people will want high-rise apartments in Pretoria as they look for more spacious homes
Remote work has changed how people choose their homes.
With more folks working from home, there's been a noticeable shift towards wanting more space and a closer connection to nature. In cities like Johannesburg and Pretoria, suburban areas have become increasingly popular as people look for larger plots and more room to breathe. Suburbs such as Randpark Ridge and Weltevredenpark are now in high demand for their spacious family homes.
This trend is evident in the rise of single-family homes and townhouses, which offer more space compared to high-rise apartments. People are prioritizing properties with gardens or outdoor spaces, seeking tranquility and a connection to nature that city apartments often lack.
Social media and media reports have played a role in this shift, highlighting the benefits of suburban or rural living. These platforms have encouraged a lifestyle change, making suburban homes more appealing to those who can work remotely.
In Pretoria, the demand for high-rise apartments is expected to decline as people continue to seek more spacious living environments. Suburban living offers a sense of freedom and space that high-rise apartments simply can't match.
Sources: Apartment List, Property24, Everything Property
13) Health-conscious buyers will be more attracted to certain areas in Pretoria as air quality improves
Efforts to improve air quality in Pretoria are making certain areas more attractive to health-conscious buyers.
In recent years, the City of Tshwane has been busy with projects like the Pretoria East Urban Biosphere Reserve, focusing on green infrastructure and sustainable urban planning. These initiatives have successfully reduced air pollution, creating a healthier environment that appeals to those who value clean air.
The Gauteng provincial government is also playing a big role with projects such as the Mooikloof Mega City, aiming to transform the city into a green hub by 2030. By promoting energy efficiency and adding green spaces, these efforts are improving living conditions and drawing in buyers who prioritize health and well-being.
Research from the University of Pretoria emphasizes the importance of green spaces in enhancing air quality. This aligns with a global trend where consumers prefer cleaner air environments, influencing real estate choices in areas known for better air quality.
These initiatives are not just about aesthetics; they are about creating a sustainable future. The focus on green infrastructure is making Pretoria a more desirable place to live, especially for those who are health-conscious.
As these projects continue, expect more areas in Pretoria to become hotspots for buyers looking for a healthier lifestyle. The city's commitment to improving air quality is a significant draw for potential homeowners.
Sources: AIPH, University of Pretoria, The Citizen
14) Demand for eco-friendly homes in Pretoria will grow as sustainable living becomes more popular
Sustainable living is becoming increasingly popular in Pretoria, driving demand for eco-friendly homes.
In 2023 and 2024, the number of green buildings in South Africa, including Pretoria, was on the rise. The Green Building Council of South Africa noted over 500 certified green buildings, a number that's steadily climbing as the government pushes towards its 2030 sustainability goals.
People's preferences are shifting too. A global survey showed that most consumers, especially millennials, value environmental sustainability when buying. This shift is evident in real estate, where eco-friendly features are now major selling points.
The media has been instrumental in promoting sustainable living, making more people aware of the benefits of eco-friendly homes. This media buzz, along with government incentives and local policies supporting renewable energy, has created a favorable environment for eco-friendly homes in Pretoria.
In Pretoria, the push for sustainability is not just a trend but a lifestyle choice. Government support and consumer demand are aligning to make eco-friendly homes more accessible and appealing.
As more people embrace this lifestyle, the real estate market is responding with innovative, sustainable housing options that cater to environmentally conscious buyers.
Sources: Green Building Africa, The Madrona Group, Department of Forestry, Fisheries and the Environment
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.
15) Young professionals will be drawn to Pretoria as co-living spaces offer affordable housing options
Pretoria is becoming a hotspot for young professionals seeking affordable housing and vibrant city life.
With its government and educational institutions, Pretoria naturally draws in students and young professionals. However, rising rental prices in traditional housing markets have made it tough for them to find budget-friendly options. This is where co-living spaces step in, offering a more affordable and flexible living arrangement.
Co-living spaces are designed to provide community and convenience, which is exactly what Millennials and Gen Z are looking for. Surveys show a growing interest in these flexible living arrangements, making co-living an appealing choice for those who want more than just a place to sleep.
Globally, the co-living market is booming, with significant investments pouring in. This trend is catching on in South Africa too, where co-living has already been successful in other cities. The model offers cost-effective housing with a strong sense of community, making it a viable option for Pretoria's young professionals.
In Pretoria, co-living spaces could replicate the success seen in other South African cities. This model is becoming a popular solution for urban dwellers, offering a lifestyle that combines affordability with a sense of belonging.
As more young professionals flock to Pretoria, the demand for co-living spaces is likely to grow. The rise of co-living spaces will attract those seeking affordable housing options, making it a smart choice for anyone looking to invest in property in the area.
Sources: Coliving.com, GQ South Africa, Vidtech.com
16) Demand for homes in Pretoria's eastern suburbs will rise as new tech company offices open nearby
The eastern suburbs of Pretoria are buzzing with excitement as new tech company offices are opening nearby.
South Africa's tech scene is booming, with giants like Amazon Web Services and Microsoft South Africa leading the charge. This growth is drawing tech professionals to Pretoria, which means more people are looking for homes. As these professionals settle in, both rental and property sales are seeing a noticeable uptick.
When new businesses move in, local governments often step up with infrastructure upgrades. This means better public transport, improved roads, and more amenities, making the area even more appealing. The buzz around these tech offices is also catching media attention, which only adds to the area's allure.
Real estate agents are seeing a spike in interest from potential buyers. Increased traffic and public transport usage are clear signs of the growing activity in the region. As more people move in, expect new shops, cafes, and services to pop up, catering to the needs of these new residents.
For those considering a move, the eastern suburbs of Pretoria offer a vibrant community with plenty of opportunities. The influx of tech professionals is not just boosting the housing market but also transforming the area into a lively hub.
With all these changes, the eastern suburbs are becoming a hotspot for both living and investment. Property values are likely to rise as demand continues to grow, making it a smart choice for potential buyers.
Sources: Tech Behemoths, Business Tech, Nucamp, Property Review
17) Property values in Pretoria will rise as smart home technology becomes standard in new developments
Smart home technology is becoming a must-have in new properties, especially in Pretoria.
Globally, the smart home market is booming, with an impressive growth from $101.07 billion in 2023 to a projected $633.2 billion by 2032. This surge reflects how much people love the convenience and efficiency these systems offer. In South Africa, the trend is catching on too, with the market generating $425.3 million in 2023 and expected to skyrocket to $2,260.0 million by 2030.
In Pretoria, developers are catching on to this trend, realizing that smart homes are not just a luxury but a necessity for modern buyers. As urbanization and digital adoption grow, more people are looking for homes that offer energy efficiency and enhanced security. This demand is pushing developers to integrate smart technology into new builds.
While we don't have specific numbers for Pretoria, globally, homes with smart tech tend to sell for more. This is because buyers see value in the enhanced features and efficiency that smart homes offer. As these technologies become more affordable, they're becoming a standard feature in new developments.
For potential buyers, this means that investing in a property with smart home features could be a wise decision. Not only do these homes offer convenience and security, but they also tend to hold their value better. In Pretoria, this trend is likely to continue, with more developers incorporating smart technology into their projects.
So, if you're considering buying a property in Pretoria, keep an eye out for those with smart home features. They might just offer the best value for your investment, as smart technology becomes a standard in new developments.
Sources: NextMSC, CBI Low Voltage, Appinventiv, Exploding Topics, Grand View Research
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18) Virtual reality tours will attract more international buyers as they become common for property viewings in Pretoria
Virtual reality tours are now a staple for property viewings in Pretoria, thanks to the rise of VR technology in real estate.
Back in 2023 and 2024, immersive technologies like VR and AR started reshaping the global real estate scene. Pretoria wasn't left behind, as local agencies jumped on the VR bandwagon, offering buyers a chance to explore homes in a more engaging way. This shift is partly due to South Africa's increasing internet access and digital skills, making these tech solutions more user-friendly and widespread.
For international buyers, these virtual tours are a game-changer. They can now check out properties from anywhere, without the hassle of travel. Consumer surveys highlight a clear preference for virtual tours over static photos, with many buyers saying they want this feature when house hunting. It's not just about convenience; homes with virtual tours often sell quicker and fetch better prices.
The COVID-19 pandemic played a big role in this shift. With travel restrictions and health concerns, remote property buying became the norm, pushing virtual tours to the forefront. This trend isn't just a temporary fix; it's becoming an essential part of the buying process.
In Pretoria, real estate agencies are leveraging this tech to attract more international buyers. The ability to offer a lifelike experience of a property, without the need for a physical visit, is a huge draw. As more people get comfortable with digital tools, the demand for virtual tours is only set to grow.
With VR technology continuing to evolve, the future of property viewings looks exciting. Buyers can expect even more immersive experiences, making the process of finding a new home both easier and more enjoyable.
Sources: LandVault, Scoop Market
19) Blockchain will simplify property transactions in Pretoria, making the market easier to access
Blockchain is transforming property transactions in Pretoria, making them faster and more efficient.
In recent years, the global blockchain market has seen a boom, with its value jumping from USD 17.46 billion in 2023 to USD 21.3 billion in 2024. This growth shows how blockchain is being embraced worldwide, including in real estate. In Pretoria, this means property deals are becoming quicker and cheaper thanks to blockchain's ability to cut down on transaction times and costs.
Take Propy's pilot projects in California, for example. They showed how blockchain can automate tasks like payment processing and compliance checks. This automation eliminates the need for multiple middlemen, who usually add extra fees to property deals, making the process smoother and more affordable.
Blockchain's decentralized ledger system is another game-changer. It creates records of property transactions that can't be changed, ensuring accuracy and integrity. This transparency reduces ownership disputes and boosts security, making the market more accessible and trustworthy for everyone involved.
Smart contracts are also simplifying things. These contracts automatically execute transactions when conditions are met, cutting out intermediaries and traditional legal processes. This not only speeds up transactions but also makes them more secure, as terms are clear and automatically enforced.
In Pretoria, blockchain is not just a buzzword; it's a tool that's making property transactions more accessible and efficient. With its ability to streamline processes and enhance security, blockchain is reshaping the real estate landscape in the city.
Sources: Grand View Research, Hakia, Scoop Market
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.