How much do houses cost now in South Africa? (2026)

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

How much do houses cost in South Africa as of 2026?

What's the median and average house price in South Africa as of 2026?

As of early 2026, the median house price in South Africa sits around R1.1 million (roughly $67,000 USD or €58,000 EUR), while the average house price is closer to R1.3 million ($79,000 USD or €68,000 EUR).

The typical price range that covers roughly 80% of house sales in South Africa falls between R700,000 and R3 million ($43,000 to $183,000 USD, or €37,000 to €158,000 EUR), though luxury coastal and premium suburb properties can go far higher.

The gap between the median and average prices in South Africa reveals that a smaller number of very expensive homes in places like Camps Bay, Sandton, and Umhlanga pull the overall average upward, while most buyers purchase at lower price points.

At the median price of R1.1 million, a buyer in South Africa can typically expect a modest 2 to 3-bedroom house in an outer suburb or a smaller town, often older construction with a standard garden and basic finishes.

What's the cheapest livable house budget in South Africa as of 2026?

As of early 2026, the minimum budget for a livable house in South Africa ranges from R550,000 to R800,000 ($34,000 to $49,000 USD, or €29,000 to €42,000 EUR) in lower-cost towns and outer suburbs, and R800,000 to R1.2 million ($49,000 to $73,000 USD, or €42,000 to €63,000 EUR) in many major-metro outer areas.

At this entry-level price in South Africa, "livable" typically means an older but structurally sound house, possibly with dated finishes, a smaller floor plan, and basic amenities like a functional kitchen and bathroom, but nothing derelict or unsafe.

These cheapest livable houses in South Africa are usually found in areas like parts of Soweto, Vanderbijlpark, and Mabopane in Gauteng, or townships and peripheral suburbs around Cape Town such as Delft and Khayelitsha.

Wondering what you can get? We cover all the buying opportunities at different budget levels in South Africa here.

How much do 2 and 3-bedroom houses cost in South Africa as of 2026?

As of early 2026, a typical 2-bedroom house in South Africa costs between R650,000 and R1.6 million ($40,000 to $98,000 USD, or €34,000 to €84,000 EUR) depending on location, while a 3-bedroom house typically ranges from R850,000 to R2.2 million ($52,000 to $134,000 USD, or €45,000 to €116,000 EUR).

For a 2-bedroom house in South Africa, prices range from R650,000 to R1.1 million ($40,000 to $67,000 USD or €34,000 to €58,000 EUR) in lower-cost provinces, R900,000 to R1.6 million ($55,000 to $98,000 USD or €47,000 to €84,000 EUR) in Gauteng suburbs, and R1.4 million to R3 million ($85,000 to $183,000 USD or €74,000 to €158,000 EUR) in Cape Town and strong coastal nodes.

For a 3-bedroom house in South Africa, expect R850,000 to R1.5 million ($52,000 to $91,000 USD or €45,000 to €79,000 EUR) in lower-cost areas, R1.2 million to R2.2 million ($73,000 to $134,000 USD or €63,000 to €116,000 EUR) in many Gauteng suburbs, and R2.2 million to R5 million ($134,000 to $305,000 USD or €116,000 to €263,000 EUR) in Cape Town and coastal demand areas.

The typical price premium when moving from a 2-bedroom to a 3-bedroom house in South Africa is around 30% to 50%, reflecting the extra space, larger stands, and often better locations that come with an additional bedroom.

How much do 4-bedroom houses cost in South Africa as of 2026?

As of early 2026, a typical 4-bedroom house in South Africa costs between R1.8 million and R3.8 million ($110,000 to $232,000 USD, or €95,000 to €200,000 EUR) in many inland suburbs, and R4 million to R12 million ($244,000 to $732,000 USD, or €211,000 to €632,000 EUR) in premium suburbs and Cape Town.

For a 5-bedroom house in South Africa, expect to pay R2.8 million to R6.5 million ($171,000 to $396,000 USD or €147,000 to €342,000 EUR) in many inland premium areas, and R7 million to R25 million ($427,000 to $1.5 million USD or €368,000 to €1.3 million EUR) in top coastal and elite suburbs.

For a 6-bedroom house in South Africa, prices typically start around R6 million and can exceed R30 million ($366,000 to over $1.8 million USD, or €316,000 to over €1.6 million EUR), as these larger homes often fall into the luxury category depending on land size and location.

Please note that we give much more detailed data in our pack about the property market in South Africa.

How much do new-build houses cost in South Africa as of 2026?

As of early 2026, new-build houses in South Africa typically cost between R1.6 million and R3 million ($98,000 to $183,000 USD, or €84,000 to €158,000 EUR) for a suburban 3-bedroom home inland, and R2.8 million to R6 million ($171,000 to $366,000 USD, or €147,000 to €316,000 EUR) in higher-demand coastal metros like Cape Town.

The typical percentage premium that new-build houses carry compared to older resale houses in South Africa is around 10% to 25%, driven by limited new construction stock, modern finishes, and compliance with current building standards.

How much do houses with land cost in South Africa as of 2026?

As of early 2026, a house with a meaningfully larger plot in South Africa (such as a large suburban stand or lifestyle smallholding) typically commands a 15% to 40% premium over similar houses on standard stands, with smallholdings and lifestyle plots sometimes adding 30% to over 100% depending on water rights, outbuildings, and location.

In South Africa, a "house with land" usually means a property with a stand of 900 to 1,500 square metres or more in suburbs, or a smallholding of several hectares outside urban centers, as most standard South African houses already sit on their own land (called a stand or erf).

We cover everything there is to know about land prices in South Africa here.

Where are houses cheapest and most expensive in South Africa as of 2026?

Which neighborhoods have the lowest house prices in South Africa as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in South Africa include township and peripheral areas such as Delft, Khayelitsha, and Gugulethu near Cape Town, and parts of Soweto, Mabopane, and Vanderbijlpark in Gauteng.

In these cheapest South African neighborhoods, house prices typically range from R300,000 to R800,000 ($18,000 to $49,000 USD, or €16,000 to €42,000 EUR), though prices can vary wildly by micro-location and property condition.

The main reason these South African neighborhoods have the lowest house prices is weaker job-driven demand combined with higher crime rates in certain pockets, limited amenities, and distance from major economic hubs, which keeps buyer competition low.

Which neighborhoods have the highest house prices in South Africa as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in South Africa are Clifton, Camps Bay, and Bantry Bay on Cape Town's Atlantic Seaboard, along with Bishopscourt and Constantia in the Southern Suburbs, and Sandhurst and Hyde Park in Johannesburg's Sandton area.

In these most expensive South African neighborhoods, house prices typically range from R10 million to R50 million and beyond ($610,000 to over $3 million USD, or €526,000 to over €2.6 million EUR), with some trophy properties exceeding R100 million.

The main reason these South African neighborhoods command the highest prices is their combination of exceptional views (especially oceanfront in Cape Town), extreme scarcity of available land, security in estate settings, and proximity to elite schools, restaurants, and business districts.

The typical buyers in these premium South African neighborhoods are high-net-worth individuals including local business executives, foreign investors (especially from Europe and the UK), and wealthy families seeking security, lifestyle, and long-term capital preservation.

How much do houses cost near the city center in South Africa as of 2026?

As of early 2026, houses near the city center in Cape Town (City Bowl areas like Gardens, Oranjezicht, and Tamboerskloof) typically cost R4 million to R15 million ($244,000 to $915,000 USD, or €211,000 to €789,000 EUR), while in Johannesburg near Sandton and Rosebank (areas like Parkhurst, Parktown North, and Dunkeld), prices range from R3 million to R12 million ($183,000 to $732,000 USD, or €158,000 to €632,000 EUR).

Houses near major transit hubs in South Africa, such as Gautrain stations in Sandton, Rosebank, and Midrand, or MyCiTi corridors in Cape Town's Table View and Blouberg, typically carry a modest 5% to 15% premium when the transport is reliable and safe, placing prices at R2.5 million to R6 million ($152,000 to $366,000 USD, or €132,000 to €316,000 EUR) in these transit-accessible areas.

Houses near top-rated schools in South Africa, such as Rondebosch Boys' High, Westerford, and Bishops in Cape Town (pushing demand in Rondebosch, Newlands, and Bishopscourt), or St Stithians, St John's College, and King Edward VII School in Johannesburg (driving prices in Sandton, Houghton, and Parktown), typically cost R4 million to R15 million ($244,000 to $915,000 USD, or €211,000 to €789,000 EUR).

Houses in expat-popular areas of South Africa, including Sea Point, Green Point, De Waterkant, Gardens, and Camps Bay in Cape Town, and Sandton, Rosebank, Illovo, and Bryanston in Johannesburg, typically range from R4 million to R20 million ($244,000 to $1.2 million USD, or €211,000 to €1.05 million EUR).

We actually have an updated expat guide for South Africa here.

How much do houses cost in the suburbs in South Africa as of 2026?

As of early 2026, a typical house in the suburbs of South Africa costs between R1 million and R2.8 million ($61,000 to $171,000 USD, or €53,000 to €147,000 EUR) in many Gauteng suburbs, R1.8 million to R4.5 million ($110,000 to $274,000 USD, or €95,000 to €237,000 EUR) in Cape Town suburbs (non-luxury), and R1.4 million to R3.5 million ($85,000 to $213,000 USD, or €74,000 to €184,000 EUR) in Durban suburbs.

The typical price difference between suburban houses and city-center houses in South Africa is around 30% to 50% lower for suburbs, though premium suburban estates can match or exceed city-center prices in sought-after nodes.

The most popular suburbs for house buyers in South Africa include Randburg, Roodepoort, and Centurion in Gauteng, Durbanville and Brackenfell in Cape Town's Northern Suburbs, and Umhlanga and Hillcrest near Durban, as these areas offer good schools, security, and family-friendly environments at more accessible prices.

What areas in South Africa are improving and still affordable as of 2026?

As of early 2026, the top areas in South Africa that are improving and still affordable for house buyers include Kuils River and the Durbanville fringe in Cape Town, the Fourways fringe and parts of Centurion in Gauteng, and certain pockets near growing business parks across major metros.

In these improving yet affordable South African areas, current typical house prices range from R1.2 million to R2.5 million ($73,000 to $152,000 USD, or €63,000 to €132,000 EUR), which is notably below the premium pricing of established nodes nearby.

The main sign of improvement driving buyer interest in these South African areas is the arrival of new retail and commercial developments, improved road infrastructure, and spillover demand from buyers priced out of adjacent established suburbs, creating a "next suburb up" effect.

By the way, we've written a blog article detailing what are the current best areas to invest in property in South Africa.

What extra costs should I budget for a house in South Africa right now?

What are typical buyer closing costs for houses in South Africa right now?

The estimated typical total closing cost for house buyers in South Africa ranges from about 3% to 8% of the purchase price, depending on the property value and whether you're financing with a bond (mortgage).

The main closing cost categories in South Africa include transfer duty (the biggest item for many buyers), conveyancing and deeds office fees (typically 1% to 2.5% of the price), and bond registration costs if you're financing (roughly 1% to 2% of the loan amount).

The single largest closing cost category for most house buyers in South Africa is transfer duty, which is 0% on properties up to R1,210,000, then rises progressively to 3% on the portion from R1,210,001 to R1,663,800, 6% on the next bracket, and up to 13% on amounts above R11,128,401.

We cover all these costs and what are the strategies to minimize them in our property pack about South Africa.

How much are property taxes on houses in South Africa right now?

The estimated typical annual property tax (called municipal rates) for a house in South Africa ranges from about R6,000 to R30,000 per year ($366 to $1,830 USD, or €316 to €1,580 EUR), depending on the municipality and the municipal valuation of the property.

Property tax in South Africa is calculated by multiplying your property's municipal valuation by the "rate-in-the-rand" set by your municipality, with rebates or exemptions sometimes available depending on the city and the owner's category, which is why bills vary significantly between Cape Town, Johannesburg, and other areas.

If you want to go into more details, we also have a page with all the property taxes and fees in South Africa.

How much is home insurance for a house in South Africa right now?

The estimated typical annual home insurance cost (building cover) for a house in South Africa ranges from R6,000 to R24,000 per year ($366 to $1,464 USD, or €316 to €1,263 EUR), depending on the rebuild value, location risk, and security features of the property.

The main factors that affect home insurance premiums for houses in South Africa include the property's rebuild value (not market value), the area's crime rate and flood/fire risk, security measures like alarms and electric fencing, the age and construction type of the house, and claims history.

What are typical utility costs for a house in South Africa right now?

The estimated typical total monthly utility cost for a house in South Africa ranges from R2,500 to R6,000 ($152 to $366 USD, or €132 to €316 EUR), covering electricity, water, refuse removal, and sewerage charges.

For houses in South Africa, electricity typically costs R1,000 to R3,500 per month ($61 to $213 USD or €53 to €184 EUR) depending on usage and whether you have solar, while water, refuse, and sewer charges combined usually add another R700 to R2,500 per month ($43 to $152 USD or €37 to €132 EUR), with significant variation by municipality and consumption.

What are common hidden costs when buying a house in South Africa right now?

The estimated total of common hidden costs that house buyers in South Africa often overlook ranges from R20,000 to R100,000 ($1,220 to $6,100 USD, or €1,053 to €5,263 EUR) in the first year, depending on the property's condition and age.

Typical inspection fees buyers should expect when purchasing a house in South Africa range from R2,500 to R8,000 ($152 to $488 USD, or €132 to €421 EUR) for a comprehensive inspection covering structural, electrical, roof, and damp assessments.

Other common hidden costs beyond inspections when buying a house in South Africa include electrical compliance certificate remediation, roof repairs (especially in older coastal properties), security upgrades like alarms and electric fencing, geyser replacements, pool repairs, and rates clearance timing issues that can delay transfer.

The hidden cost that tends to surprise first-time house buyers the most in South Africa is electrical compliance work, as sellers are required to provide a valid Electrical Compliance Certificate, but older homes often need significant rewiring or repairs to pass, and negotiating who pays can become contentious.

You will find here the list of classic mistakes people make when buying a property in South Africa.

What do locals and expats say about the market in South Africa as of 2026?

Do people think houses are overpriced in South Africa as of 2026?

As of early 2026, the general sentiment among locals and expats is split, with many feeling Cape Town is expensive relative to local incomes, while Gauteng is often seen as offering better value per square metre for the same budget.

Houses in South Africa typically stay on the market for a few weeks to a few months before selling, though correctly priced properties in high-demand areas can sell within days, while aspirationally priced listings can linger much longer.

The main reason locals and expats give for feeling house prices are either too high or fairly valued in South Africa is the comparison between local salaries and property prices, with Cape Town's lifestyle premium and scarcity making it feel expensive, while Gauteng's larger inventory and higher yields make it feel more accessible.

Compared to one or two years ago, sentiment on house prices in South Africa has improved somewhat due to interest rate cuts in late 2025 (with prime dropping to 10.25%), which has boosted affordability and renewed buyer confidence after a subdued 2023-2024 period.

You'll find our latest property market analysis about South Africa here.

Are prices still rising or cooling in South Africa as of 2026?

As of early 2026, house prices in South Africa are still rising modestly in nominal terms nationally, though not booming, with high-demand Western Cape and coastal nodes more resilient while oversupplied or weaker-demand areas remain flatter.

The estimated year-over-year house price change in South Africa is around 4% to 7%, depending on the source and region, with the Pam Golding index reporting growth above 7% in mid-2025 and FNB showing 4% to 5% by late 2025.

Experts and locals expect house prices in South Africa over the next 6 to 12 months to continue rising modestly, supported by lower interest rates and improved buyer confidence, though significant price surges are unlikely given the still-recovering economy and cautious lending environment.

Finally, please note that we have covered property price trends and forecasts for South Africa here.

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, and explained how we used them and the methods behind our estimates.