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Pretoria's rental market in 2026 is shaped by its unique mix of students, government workers, diplomats, and families spread across very different neighborhoods.
In this article, we break down current rent levels in Pretoria, what tenants are looking for, and what landlords should expect to pay in monthly costs.
We keep this blog post constantly updated so you always have fresh rental data for Pretoria.
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
- A typical 1-bedroom apartment in Pretoria rents for around R8,000 per month in January 2026, but prices in Brooklyn or Waterkloof can reach R13,500 for units with better security and finishes.
- Pretoria's rental vacancy rate sits at roughly 5.5% in 2026, which is tighter than the Gauteng provincial average and means well-priced rentals find tenants within about three weeks.
- Backup power and security upgrades now add the biggest rent premiums in Pretoria, with tenants willing to pay 10% to 15% more for inverters, solar, and controlled access.
- Year-over-year rent growth in Pretoria is running at around 4% in 2026, which is roughly in line with inflation, so landlords are keeping pace but not gaining ground in real terms.
- The Hatfield and Brooklyn neighborhoods near the University of Pretoria rent fastest, with listings often gone in 14 to 21 days during January and February intake season.
- Expats and diplomats cluster in Waterkloof, Brooklyn, and Groenkloof, where furnished units with backup power command premiums of R2,000 to R4,000 per month over unfurnished equivalents.
- Pretoria landlords typically budget around 1% of property value annually for maintenance, but homes without recent security or electrical upgrades often cost more.
- Municipal rates in Pretoria run between R1,300 and R2,000 per month for a property valued around R2 million, which is a significant line item that many first-time landlords underestimate.
What are typical rents in Pretoria as of 2026?
What's the average monthly rent for a studio in Pretoria as of 2026?
As of early 2026, the average monthly rent for a studio apartment in Pretoria is around R6,000, which works out to roughly $325 USD or €300 EUR.
Most studios in Pretoria fall within a range of R4,800 to R7,800 per month (about $260 to $420 USD or €240 to €390 EUR), depending on the building and location.
The main factors that push studio rents higher in Pretoria include proximity to the University of Pretoria, the quality of security systems in the building, and whether the unit sits in a newer development with amenities like fiber internet and covered parking.
What's the average monthly rent for a 1-bedroom in Pretoria as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Pretoria is around R8,000, which is approximately $430 USD or €400 EUR.
The realistic range for most 1-bedroom apartments in Pretoria runs from R6,500 to R13,500 per month (roughly $350 to $730 USD or €325 to €675 EUR), with plenty of options at both ends.
Neighborhoods like Hatfield and parts of Arcadia offer the most affordable 1-bedroom rents in Pretoria, while premium areas such as Waterkloof, Brooklyn, and Groenkloof command the highest prices due to their leafy streets, embassy proximity, and superior security.
What's the average monthly rent for a 2-bedroom in Pretoria as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment or townhouse in Pretoria is around R10,500, which translates to approximately $570 USD or €525 EUR.
Most 2-bedroom rentals in Pretoria fall between R8,500 and R22,000 per month (about $460 to $1,190 USD or €425 to €1,100 EUR), with the wide range reflecting the big gap between basic older units and premium estate living.
Older walk-up buildings in areas like Arcadia tend to have the cheapest 2-bedroom rents in Pretoria, while secure estates in Silver Lakes and high-end clusters in Waterkloof sit at the top of the market.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Pretoria.
What's the average rent per square meter in Pretoria as of 2026?
As of early 2026, the average rent per square meter in Pretoria is around R150, which equals roughly $8 USD or €7.50 EUR per square meter per month.
Across different Pretoria neighborhoods, rent per square meter ranges from about R120 to R190 (around $6.50 to $10.30 USD or €6 to €9.50 EUR), with studios typically pricing higher per square meter than larger units.
Compared to Johannesburg's upmarket nodes or Cape Town's Atlantic Seaboard, Pretoria offers somewhat lower rent per square meter, making it relatively affordable for a major South African city.
Properties in Pretoria that push rent per square meter above average tend to have premium security, backup power systems, fiber connectivity, and proximity to the Menlyn business node or the University of Pretoria.
How much have rents changed year-over-year in Pretoria in 2026?
As of early 2026, rents in Pretoria have increased by approximately 4% compared to one year ago.
The main factors driving this rent change in Pretoria include rising municipal costs, continued demand from students and government workers, and landlords passing through some of their higher electricity and security expenses to tenants.
This year's 4% rent growth in Pretoria is slightly softer than the 5% to 6% increases seen in some previous years, reflecting a market that is stabilizing as inflation expectations ease and interest rates decline.
What's the outlook for rent growth in Pretoria in 2026?
As of early 2026, we expect rents in Pretoria to grow by around 3% to 6% over the coming year, which means roughly flat to slightly positive growth in real terms after accounting for inflation.
The key factors likely to influence Pretoria rent growth in 2026 include the South African Reserve Bank's recent interest rate cuts (which improve affordability for renters), easing inflation expectations, and steady demand from students, government employees, and the diplomatic community.
Neighborhoods in Pretoria expected to see the strongest rent growth in 2026 include Hatfield, Brooklyn, and Menlyn, where modern apartments with security and backup power remain in short supply relative to demand.
Risks that could cause Pretoria rent growth to differ from projections include a surge in new apartment supply in Pretoria East, unexpected utility tariff hikes, or a broader economic slowdown that squeezes household budgets.
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 Pretoria as of 2026?
Which neighborhoods have the highest rents in Pretoria as of 2026?
As of early 2026, the three neighborhoods with the highest average rents in Pretoria are Waterkloof (and Waterkloof Ridge), Brooklyn, and Groenkloof, where 2-bedroom apartments typically start around R14,000 to R22,000 per month (roughly $760 to $1,190 USD or €700 to €1,100 EUR).
These neighborhoods command premium rents in Pretoria because they offer leafy, secure streets, close proximity to embassies and top schools, and easy access to the Old East professional corridor and Menlyn business hub.
The typical tenant profile in these high-rent Pretoria neighborhoods includes diplomats, senior government officials, expats on corporate packages, and established professionals who prioritize security, space, and lifestyle amenities.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Pretoria.
Where do young professionals prefer to rent in Pretoria right now?
The three neighborhoods where young professionals most prefer to rent in Pretoria are Hatfield, Brooklyn, and the Menlyn/Lynnwood node, all of which offer a mix of convenience, lifestyle, and reasonable commutes.
Young professionals in these Pretoria neighborhoods typically pay between R6,500 and R11,000 per month (roughly $350 to $595 USD or €325 to €550 EUR) for a 1-bedroom apartment, depending on the building's age and amenities.
What attracts young professionals to these areas includes walkable access to cafes and restaurants, proximity to the University of Pretoria or corporate offices, Gautrain connectivity, and newer apartment buildings with fiber internet and secure parking.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Pretoria.
Where do families prefer to rent in Pretoria right now?
The three neighborhoods where families most prefer to rent in Pretoria are Faerie Glen, Garsfontein, and Moreleta Park in Pretoria East, along with estate communities like Silver Lakes for those with larger budgets.
Families in these Pretoria neighborhoods typically pay between R10,500 and R22,000 per month (roughly $570 to $1,190 USD or €525 to €1,100 EUR) for a 2-3 bedroom home or townhouse, with secure estates at the higher end.
What makes these neighborhoods attractive to families in Pretoria includes spacious homes with gardens, strong security (especially in gated estates), quiet streets, and proximity to shopping centers like Menlyn Park.
Top-rated schools near these family-friendly Pretoria neighborhoods include Cornwall Hill College, Waterkloof House Preparatory, and several well-regarded primary and high schools in the Pretoria East corridor.
Which areas near transit or universities rent faster in Pretoria in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Pretoria are Hatfield (near the University of Pretoria and Hatfield Gautrain station), Brooklyn/Menlo Park (close to UP and offices), and Centurion (linked to Centurion Gautrain station).
In these high-demand Pretoria areas, well-priced rentals typically stay listed for only 14 to 21 days before finding a tenant, compared to 28 to 35 days for less conveniently located properties.
Properties within walking distance of the Gautrain or University of Pretoria in these areas often command a rent premium of R500 to R1,500 per month (around $27 to $80 USD or €25 to €75 EUR) over comparable units a short drive away.
Which neighborhoods are most popular with expats in Pretoria right now?
The three neighborhoods most popular with expats in Pretoria are Waterkloof (and Waterkloof Ridge), Brooklyn, and Groenkloof, all of which have long-established diplomatic and international communities.
Expats in these Pretoria neighborhoods typically pay between R12,000 and R25,000 per month (roughly $650 to $1,350 USD or €600 to €1,250 EUR), with furnished units and those with backup power at the higher end.
What makes these neighborhoods attractive to expats in Pretoria includes proximity to embassies, excellent security, leafy residential streets, and the availability of furnished, turnkey rental options that suit short-to-medium-term assignments.
The expat communities most represented in these Pretoria neighborhoods include diplomats and staff from various African and European embassies, as well as professionals working for international organizations and multinational companies with South African offices.
And if you are also an expat, you may want to read our exhaustive guide for expats in Pretoria.
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Who rents, and what do tenants want in Pretoria right now?
What tenant profiles dominate rentals in Pretoria?
The three tenant profiles that dominate the rental market in Pretoria are students (especially around Hatfield), government employees and contractors (in CBD-adjacent and Old East areas), and young professionals (concentrated around Menlyn and Brooklyn).
Students make up roughly 25% to 30% of Pretoria's rental demand, government workers and contractors account for around 20% to 25%, and young professionals represent another 20% to 25%, with families and expats filling out the remainder.
Students in Pretoria typically seek studios and shared apartments near the University of Pretoria, government workers look for secure 1-2 bedroom units with easy CBD access, and young professionals prefer modern apartments in lifestyle nodes like Menlyn with good connectivity and amenities.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Pretoria.
Do tenants prefer furnished or unfurnished in Pretoria?
In Pretoria, roughly 70% to 75% of long-term tenants prefer unfurnished rentals, while furnished units are sought by about 25% to 30% of the market, mainly students and expats.
Furnished apartments in Pretoria typically command a rent premium of R1,500 to R4,000 per month (around $80 to $215 USD or €75 to €200 EUR) compared to unfurnished equivalents, depending on the quality of furnishings and included appliances.
The tenant profiles that tend to prefer furnished rentals in Pretoria include students looking for convenience, expats and diplomats on fixed-term assignments, and professionals relocating temporarily who do not want to ship or buy furniture.
Which amenities increase rent the most in Pretoria?
The five amenities that increase rent the most in Pretoria are backup power (inverter or solar), strong security systems (guards, access control, electric fencing), covered parking (especially a second bay for 2-bedrooms), fiber-ready internet connectivity, and water reliability features like tanks or pressure pumps.
Backup power in Pretoria can add R800 to R1,500 per month (around $43 to $80 USD or €40 to €75 EUR) to the rent, while top-tier security adds R500 to R1,000, covered parking adds R400 to R800, fiber connectivity adds R300 to R600, and water reliability features add R300 to R500.
In our property pack covering the real estate market in Pretoria, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Pretoria?
The five renovations that get the best ROI for rental properties in Pretoria are security upgrades (better locks, lighting, alarm integration), backup power installation (inverter or partial solar), surface refreshes (fresh paint, durable flooring, modern lighting), kitchen and bathroom updates (not full luxury, just clean and functional), and geyser efficiency improvements (heat pumps or timers).
Security upgrades in Pretoria typically cost R15,000 to R40,000 (around $810 to $2,160 USD or €750 to €2,000 EUR) and can boost rent by R500 to R1,000 per month, while backup power costs R25,000 to R80,000 and adds R800 to R1,500, and surface refreshes cost R10,000 to R30,000 and add R300 to R700.
Renovations that tend to have poor ROI in Pretoria and should be avoided include luxury finishes that tenants do not value (like marble countertops), swimming pool additions (high maintenance, limited appeal), and overly personalized design choices that may not suit the next tenant.
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 Pretoria as of 2026?
What's the vacancy rate for rentals in Pretoria as of 2026?
As of early 2026, the estimated vacancy rate for rental properties in Pretoria is around 5.5%, which indicates a reasonably balanced market leaning slightly in favor of landlords.
Across different Pretoria neighborhoods, vacancy rates range from roughly 4% in high-demand areas like Hatfield and Brooklyn to around 7% in older stock or less convenient locations with weaker security.
Pretoria's current vacancy rate of about 5.5% is slightly below the Gauteng provincial average of 5.8% recorded in late 2024, suggesting demand in the capital city remains relatively firm compared to the broader region.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Pretoria.
How many days do rentals stay listed in Pretoria as of 2026?
As of early 2026, the average number of days a rental property stays listed in Pretoria is around 21 days for well-priced, well-presented units.
Across different property types and neighborhoods in Pretoria, days on market ranges from about 14 days for modern apartments in Hatfield or Brooklyn to 35 days or more for older homes without backup power or security upgrades.
Compared to one year ago, the current days-on-market figure in Pretoria is roughly stable, reflecting steady demand from students and professionals that has kept leasing times from stretching out significantly.
Which months have peak tenant demand in Pretoria?
The peak months for tenant demand in Pretoria are January through March (driven by university intake and new job starts) and July through August (mid-year relocations and lease renewals).
The specific factors driving these seasonal demand patterns in Pretoria include the University of Pretoria's academic calendar, the South African fiscal year timing that triggers government job transfers, and the general tendency for families to move during school holidays.
The months with the lowest tenant demand in Pretoria are late November and December, when the holiday season slows down relocations and most leases are not expiring.
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What will my monthly costs be in Pretoria as of 2026?
What property taxes should landlords expect in Pretoria as of 2026?
As of early 2026, landlords in Pretoria should expect to pay annual municipal rates (the local equivalent of property tax) of roughly R15,000 to R24,000 per year (around $810 to $1,300 USD or €750 to €1,200 EUR) for a property with a municipal valuation of about R2 million.
The realistic range of annual property taxes in Pretoria runs from about R10,000 for smaller, lower-value apartments to R40,000 or more for large family homes in premium suburbs like Waterkloof, depending on the municipal valuation and any applicable rebates.
Property taxes in Pretoria are calculated by the City of Tshwane using a "rate in the rand" applied to the municipal valuation of your property, with different categories for residential, business, and other uses, and the rate is adjusted annually as part of the municipal budget process.
Please note that, in our property pack covering the real estate market in Pretoria, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Pretoria right now?
The utilities landlords in Pretoria most commonly pay on behalf of tenants include refuse collection and basic municipal service charges (especially in complexes), and sometimes water and electricity when offering "all-in" rentals to students or expats.
When landlords do cover utilities in Pretoria, the typical monthly cost runs from R800 to R2,500 (around $43 to $135 USD or €40 to €125 EUR), depending on the size of the unit and tenant consumption, with electricity being the largest variable.
The common practice in Pretoria is for tenants to pay their own electricity and water directly to the municipality, while landlords remain responsible for municipal rates, levies (if sectional title), and sometimes refuse charges that are bundled into the levy or rates bill.
How is rental income taxed in Pretoria as of 2026?
As of early 2026, rental income in Pretoria (and all of South Africa) is taxed as part of your total taxable income at your marginal income tax rate, which can range from 18% to 45% depending on your income bracket.
The main deductions landlords in Pretoria can claim against rental income include agent and letting fees, property rates and levies, repairs and maintenance, insurance premiums, and interest on a bond used to purchase the rental property.
A common tax mistake specific to Pretoria landlords is underestimating municipal charges like the cleansing levy introduced in 2025/26, which are deductible but often overlooked, leading to higher taxable profit than necessary.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Pretoria.
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 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 |
|---|---|---|
| PayProp Rental Index Q1 2025 | PayProp processes a large volume of actual rental payments, so their index reflects real transactions rather than just asking prices. | We used it to anchor Gauteng's average rent level and growth rate. We then scaled those provincial figures into Pretoria-specific estimates using local neighborhood segmentation. |
| PayProp Rental Index Q3 2025 Blog | This is the publisher's official release note for the latest Rental Index print edition. | We used it for the most recent national rent level and Gauteng year-over-year growth signal. We used it to triangulate our 2026 rent growth baseline. |
| Statistics South Africa CPI Release | Stats SA is South Africa's official inflation statistics agency, and CPI is the country's reference inflation measure. | We used it to calculate "real" rent changes by comparing nominal rent growth to inflation. We also used it to assess whether rent increases would feel affordable in 2026. |
| MRI TPN Vacancy Survey Q3 2024 | TPN is a major property-focused credit bureau with a long-running, consistent vacancy survey series. | We used it to anchor Gauteng's vacancy rate as a key demand indicator. We then projected a conservative 2026 vacancy range for Pretoria based on the provincial signal. |
| South African Reserve Bank MPC Statement Nov 2025 | The SARB's MPC statement is the central bank's primary policy communication and the cleanest source for interest rates and inflation context. | We used it to set the January 2026 macro backdrop for our rent outlook. We also used it to shape the narrative around affordability and credit conditions. |
| Reuters SA Inflation Expectations Dec 2025 | Reuters is a top-tier wire service that quotes primary surveys and official statements with dates and numbers. | We used it to pin down near-term inflation expectations for 2026. We used it as an external cross-check against SARB messaging on real rent growth. |
| IMF DataMapper South Africa | The IMF is a global reference institution with standardized country forecasts and historical series. | We used it to cross-check growth and inflation assumptions behind our 2026 rent outlook. We kept it macro-only to validate demand drivers. |
| City of Tshwane Promulgated Tariffs 2025/26 | This is the municipality's official repository for tariffs and bylaws that drive landlord running costs. | We used it to verify what cost items landlords face locally. We then translated those into realistic monthly cost ranges for a typical Pretoria rental. |
| City of Tshwane Tariff Brochure 2025/26 | This brochure reproduces the City of Tshwane's tariff changes in a simple, easy-to-apply schedule. | We used it to quantify electricity and water tariff levels for 2025/26. We then estimated likely landlord-paid utilities when leases include utilities. |
| EWN Tshwane Budget Summary | EWN reported the council decision and highlighted major new recurring charges that affect net yields. | We used it to confirm the presence of material municipal charges like cleansing levies in the 2025/26 framework. We included them explicitly in our monthly cost estimates. |
| SARS Budget Tax Guide 2025/26 | SARS is South Africa's revenue authority, and this guide is their official reference for tax rates and core rules. | We used it to explain how rental income is taxed for individuals and what deductions typically reduce taxable rental profit. We framed after-tax cashflow implications. |
| National Treasury Budget Review 2025 | This is the government's main fiscal policy document, mirrored by a major professional body. | We used it as a macro cross-check for the 2026 economic environment. We used it to keep our outlook assumptions realistic and grounded. |
| Property24 Pretoria Trends | Property24 is South Africa's largest property portal and publishes structured area profiles from market activity. | We used it to ground the Pretoria neighborhood discussion and keep examples concrete. We also sanity-checked our "where people rent" narrative against portal activity patterns. |
| Property24 Rental Market Analysis | This article explicitly references PayProp's dataset rather than opinion, making it a reliable secondary source. | We used it to triangulate the national trend story of slowing growth and low arrears. We used it as secondary confirmation of PayProp's direction before projecting into 2026. |
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