Authored by the expert who managed and guided the team behind the South Africa Property Pack
Everything you need to know before buying real estate is included in our South Africa Property Pack
Running an Airbnb in South Africa can be profitable, but success depends on location, property type, and navigating local regulations that vary by municipality.
This guide breaks down realistic earnings, legal requirements, and competition levels across South Africa's major markets as of early 2026.
We constantly update this blog post to reflect the latest Airbnb data and regulatory changes in South Africa.
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 South Africa.
Insights
- Cape Town Airbnb listings earn roughly 2.5 times more per night than Johannesburg listings, with average daily rates of $157 versus $60 in January 2026.
- South Africa has no national 90-night cap, but body corporate rules in apartment buildings often impose stricter limits than any city regulation.
- Atlantic Seaboard neighborhoods in Cape Town (Sea Point, Green Point, Camps Bay) command nightly rates 3 to 4 times higher than southern suburbs like Observatory.
- A typical well-run Airbnb in South Africa achieves around 55% occupancy, translating to roughly 16 to 17 booked nights per month.
- Self-managed hosts typically spend 25% to 40% of revenue on operating costs, while those using property managers spend 40% to 60%.
- South Africa hosts between 80,000 and 110,000 active short-term rental listings as of early 2026.
- High season (December to January plus major events) can generate 1.6 to 2.5 times the revenue of a typical low-season month.
- Backup power solutions have become table-stakes, with guests expecting clear information about load-shedding preparedness.
- The biggest regulatory risk for South African Airbnb hosts comes from sectional title body corporate rules, not municipal zoning laws.
- Family-sized 3-bedroom houses in lifestyle suburbs represent a white space opportunity, as most competition clusters around 1 to 2 bedroom apartments.
Can I legally run an Airbnb in South Africa in 2026?
Is short-term renting allowed in South Africa in 2026?
As of the first half of 2026, short-term renting through Airbnb is broadly legal in South Africa, with no national law prohibiting it, though municipal rules and building regulations create restrictions depending on location.
The main legal framework operates through municipal zoning and land-use bylaws, with Cape Town's Municipal Planning Amendment By-law being the clearest published example.
The most important restriction is whether your property's zoning allows "visitor accommodation" use, since operating outside permitted land use can trigger enforcement action.
Hosts in sectional title properties must also comply with body corporate rules under the Sectional Titles Schemes Management Act, which often impose their own restrictions.
Penalties can include municipal fines, cease-operations orders, and body corporate legal action for breach of conduct rules.
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 South Africa as of 2026?
As of the first half of 2026, South Africa has no national minimum-stay requirement or maximum nights-per-year cap like the 90-night rules in London or Amsterdam.
These rules don't differ by property type or host residency at the national level, though individual municipalities and body corporates can set their own limits.
Many sectional title buildings impose minimum-stay rules (commonly 7 nights or more) through conduct rules, which hosts must track themselves.
Violating body corporate rules can result in warnings, fines, or legal action for persistent breaches.
Do I have to live there, or can I Airbnb a secondary home in South Africa right now?
South Africa doesn't require hosts to live in the property, meaning you can operate from either your primary residence or a secondary investment property.
Owners of secondary homes can legally operate short-term rentals, provided they comply with local zoning and any body corporate rules.
No additional national permits are required for non-primary residence rentals, though some municipalities may require consent-use applications.
The main difference between primary and secondary homes is practical: body corporates are sometimes more lenient with owner-occupied hosts than absentee investors.
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Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in South Africa right now?
Running multiple Airbnb listings under one name is legally permitted in South Africa, and many professional hosts operate portfolios across major cities.
There's no national maximum on properties one person can list, though operating at scale increases the likelihood authorities view your activity as a commercial business.
Hosts with multiple listings may trigger additional tax obligations, including provisional tax and potentially VAT registration, but no special multi-property license exists.
Do I need a short-term rental license or a business registration to host in South Africa as of 2026?
As of the first half of 2026, South Africa has no unified national short-term rental license, though hosts must ensure their zoning permits visitor accommodation and declare rental income to SARS.
In Cape Town, the process involves checking whether your property requires a consent-use application, which typically takes several months with neighbor consultation.
Required documents include your title deed, zoning certificate, site plan, and for sectional title properties, written body corporate consent.
Consent-use fees in Cape Town range from a few thousand rand, with ongoing compliance mainly involving property rates and safety standards.
Are there neighborhood bans or restricted zones for Airbnb in South Africa as of 2026?
As of the first half of 2026, South Africa has no national map of restricted Airbnb zones, but effective restrictions exist through sectional title rules and municipal enforcement in high-complaint neighborhoods.
In Cape Town, Sea Point, Green Point, De Waterkant, and Camps Bay see the most enforcement; in Johannesburg, Sandton and Rosebank; in Durban, Umhlanga and Point Waterfront.
These areas face restrictions not from explicit bans but because short-term rental concentration generates complaints, prompting stricter enforcement and body corporate crackdowns.
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 South Africa in 2026?
What's the average and median nightly price on Airbnb in South Africa in 2026?
As of the first half of 2026, the median nightly price for an Airbnb in South Africa is approximately R1,100 ($60 USD/€55 EUR), while the average sits at R1,600 ($85 USD/€80 EUR) due to luxury villas pulling up the mean.
The typical price range covering 80% of listings falls between R600 and R2,500 ($32 to $135 USD/€30 to €125 EUR), with most mid-market properties clustering in the R800 to R1,500 range.
The biggest pricing factor in South Africa is location, with Cape Town's Atlantic Seaboard commanding rates 2.5 to 4 times higher than Johannesburg or inland suburbs.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in South Africa.
How much do nightly prices vary by neighborhood in South Africa in 2026?
As of the first half of 2026, neighborhood price variation reaches 3 to 4 times, with Clifton and Camps Bay averaging R4,000 to R6,000 per night ($215 to $325 USD/€200 to €300 EUR) while Observatory averages R1,000 to R1,500 ($55 to $80 USD/€50 to €75 EUR).
The three highest-priced neighborhoods are Clifton at R5,500 ($295 USD/€275 EUR), Camps Bay at R4,500 ($240 USD/€225 EUR), and Bantry Bay at R4,000 ($215 USD/€200 EUR).
Lower-priced popular areas include Randburg in Johannesburg at R700 ($38 USD/€35 EUR), Observatory in Cape Town at R900 ($48 USD/€45 EUR), and Durban's Berea at R750 ($40 USD/€37 EUR), though guests still choose these for value and authentic neighborhood feel.
What's the typical occupancy rate in South Africa in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in South Africa is approximately 55%, translating to 16 to 17 booked nights monthly.
The realistic range spans from 40% for underperforming properties to 70% for top-tier listings in prime locations.
Rates vary by city: Cape Town achieves 63%, Johannesburg 49%, and Durban 45%.
The biggest factor for above-average occupancy is fast response time combined with professional photography and competitive pricing.
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What's the average monthly revenue per listing in South Africa in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in South Africa is R20,000 to R25,000 ($1,075 to $1,350 USD/€1,000 to €1,250 EUR), varying significantly by property type and location.
The realistic range covering 80% of listings spans R10,000 to R45,000 ($540 to $2,430 USD/€500 to €2,250 EUR).
Top performers, particularly Cape Town luxury villas, can generate R80,000 to R150,000 monthly ($4,300 to $8,100 USD/€4,000 to €7,500 EUR) during peak season. A 4-bedroom Camps Bay villa at R5,000/night with 70% occupancy earns roughly R105,000 monthly.
Finally, note that we give here all the information you need to buy and rent out a property in South Africa.
What's the typical low-season vs high-season monthly revenue in South Africa in 2026?
As of the first half of 2026, high-season revenue ranges from R30,000 to R50,000 ($1,620 to $2,700 USD/€1,500 to €2,500 EUR), while low-season generates R12,000 to R25,000 ($650 to $1,350 USD/€600 to €1,250 EUR), a difference of 1.6 to 2.5 times.
High season runs December through January plus major event weeks, while low season falls between May and August in leisure markets, though Johannesburg maintains steadier year-round demand.
What's a realistic Airbnb monthly expense range in South Africa in 2026?
As of the first half of 2026, monthly operating expenses range from R5,000 to R15,000 ($270 to $810 USD/€250 to €750 EUR) for self-managed properties, and R8,000 to R25,000 ($430 to $1,350 USD/€400 to €1,250 EUR) with property managers.
The largest expense category is cleaning and turnover costs, typically R300 to R600 per changeover ($16 to $32 USD/€15 to €30 EUR), totaling R3,000 to R6,000 monthly for active listings.
Hosts should expect to spend 25% to 40% of gross revenue on expenses if self-managing, or 40% to 60% when outsourcing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in South Africa.
What's realistic monthly net profit and profit per available night for Airbnb in South Africa in 2026?
As of the first half of 2026, realistic monthly net profit is R10,000 to R15,000 ($540 to $810 USD/€500 to €750 EUR) before income tax, translating to R350 to R500 ($19 to $27 USD/€17 to €25 EUR) profit per available night.
The net profit range covering most listings spans R5,000 to R40,000 ($270 to $2,160 USD/€250 to €2,000 EUR).
Hosts typically achieve 50% to 70% net profit margins after operating expenses but before income tax.
Break-even occupancy sits around 35% to 40%, meaning hosts need roughly 10 to 12 booked nights monthly to cover operating costs.
In our property pack covering the real estate market in South Africa, 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 South Africa as of 2026?
How many active Airbnb listings are in South Africa as of 2026?
As of the first half of 2026, South Africa has approximately 80,000 to 110,000 active short-term rental listings, with Cape Town and Johannesburg representing the largest concentrations.
Listings have grown roughly 8% to 12% annually, though the pace has moderated from post-pandemic expansion.
Which neighborhoods are most saturated in South Africa as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Sea Point, Green Point, and CBD in Cape Town; Sandton and Rosebank in Johannesburg; and Umhlanga in Durban.
These areas became saturated because they combine tourist appeal with high apartment concentrations, plus walkability to attractions and business centers.
Undersaturated opportunities include Observatory and Woodstock in Cape Town, Melville and Parkhurst in Johannesburg, and Ballito north of Durban.
What local events spike demand in South Africa in 2026?
As of the first half of 2026, major demand-spiking events include the Cape Town International Jazz Festival (March), Durban July, major rugby and cricket internationals, and the December to January summer holidays.
During peak events, bookings increase 40% to 80% with nightly rates rising 50% to 150% in prime locations.
Smart hosts adjust pricing 4 to 6 weeks before major events, increasing rates as area availability decreases.
What occupancy differences exist between top and average hosts in South Africa in 2026?
As of the first half of 2026, top-performing hosts achieve 65% to 75% occupancy, 10 to 20 percentage points above the 55% national average.
Average hosts book roughly 16 to 17 nights monthly, while underperformers may struggle to reach 35% to 40% until building reviews.
New hosts typically need 3 to 6 months, accumulating 10 to 15 positive reviews, to approach top-performer levels.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in South Africa.
Which price points are most crowded, and where's the "white space" for new hosts in South Africa right now?
The most crowded price range clusters between R800 and R1,400 per night ($43 to $75 USD/€40 to €70 EUR), where most 1 to 2 bedroom apartments compete.
White space exists above R2,500/night ($135 USD/€125 EUR) for unique properties, and in the R1,800 to R2,500 ($97 to $135 USD/€90 to €125 EUR) family segment for 3+ bedroom houses.
To compete in underserved segments, focus on family amenities, backup power solutions, and lifestyle suburb locations outside saturated cores.
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What property works best for Airbnb demand in South Africa right now?
What bedroom count gets the most bookings in South Africa as of 2026?
As of the first half of 2026, 1-bedroom and 2-bedroom properties get the most consistent bookings, hitting the sweet spot between affordability and broad appeal.
Booking breakdown: studios and 1-bedrooms capture roughly 35%, 2-bedrooms take 40%, and 3+ bedrooms account for 25% with stronger seasonal peaks but lower off-season fill.
This performs best because South Africa's demand is driven by couples, solo business travelers, and small groups, while families concentrate bookings during school holidays.
What property type performs best in South Africa in 2026?
As of the first half of 2026, apartments and condos are the best-performing type by occupancy consistency, though freestanding houses generate higher total revenue when well-located.
Occupancy by type: apartments 55% to 65%, townhouses 50% to 60%, houses 45% to 55%, and villas 35% to 50%, with lower rates for bigger properties offset by higher nightly rates.
Apartments outperform on occupancy because they dominate high-traffic nodes, though they carry the highest risk of body corporate restrictions.
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 South Africa, 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.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Department of Tourism - Tourist Arrivals | Official government publication built on Statistics South Africa data. | We use it to ground demand projections in actual travel volumes and translate visitor growth into occupancy expectations. |
| South African Tourism - Arrivals Portal | National tourism agency's official data portal. | We use it to validate seasonal peaks and align revenue seasonality to documented arrival patterns. |
| South African Reserve Bank - Historical Rates | Central bank's own dataset for lending rates. | We use it to anchor financing reality and stress-test profitability under cash and bond scenarios. |
| SARS - Tax on Rental Income | Official tax authority guidance for rental income. | We use it to explain taxable income and deductible expenses, presenting profits before income tax. |
| Airbnb - South Africa Tax Guide 2025 | Platform-issued guidance on South African compliance. | We use it to verify host tax obligations and translate this into plain-English compliance guidance. |
| City of Cape Town - Municipal Planning By-law | Official municipal by-law from South Africa's largest STR market. | We use it as the clearest example of city-level regulation and generalize to explain what hosts should expect. |
| Sectional Titles Schemes Management Act | Public repository legislation governing sectional-title living. | We use it to explain body corporate powers and help hosts understand what to verify before buying. |
| Department of Tourism - Airbnb MoU | Government document showing policy collaboration with platforms. | We use it to demonstrate regulations may tighten and incorporate this into future-proofing guidance. |
| AirDNA - Cape Town | Major STR analytics firm with consistent methodology. | We use it for ADR, occupancy, and revenue baselines, triangulating with other cities for national estimates. |
| AirDNA - Johannesburg | Consistent, comparable STR metrics across cities. | We use it to anchor business-travel metro profiles and show how neighborhood selection changes outcomes. |
| AirDNA - eThekwini (Durban) | Same methodology for this key coastal market. | We use it to anchor coastal pricing and model seasonality around school holidays. |
| FNB - Property Barometer | Major bank's recurring housing market commentary. | We use it to frame overall property market context and explain implications for investment strategies. |
| Lightstone - Property Intelligence | Recognized South African property data provider. | We use it to validate premium demand hotspots and tailor neighborhood guidance accordingly. |
| Absa Homeowner Sentiment Index | Large bank's survey series on buyer/seller sentiment. | We use it to contextualize risk appetite and add resale liquidity considerations to assessments. |
| Cape Town International Jazz Festival | Official website for Africa's largest music festival. | We use it to identify peak demand periods and reference event-driven pricing opportunities. |
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.