Authored by the expert who managed and guided the team behind the South Africa Property Pack
Yes, the analysis of Stellenbosch's property market is included in our pack
If you're curious about what it costs to buy a home in Stellenbosch in 2026, you're in the right place.
We cover current housing prices in Stellenbosch and keep this blog post constantly updated with the latest data.
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 Stellenbosch.
Insights
- Stellenbosch property prices rose about 6% in nominal terms from January 2025 to January 2026, but only around 2% when adjusted for inflation, showing that real gains have been modest despite headline growth.
- The gap between listing prices and actual sale prices in Stellenbosch averages around 7%, meaning buyers typically negotiate discounts of 5% to 10% off asking prices.
- Small apartments near Stellenbosch University command the highest price per square meter because compact, well-located units are scarce and in high demand from students and investors.
- Luxury homes in prime Stellenbosch neighborhoods like Mostertsdrift can reach R20 million to R35 million (roughly $1.2 million to $2.1 million), but this segment is thinly traded and takes longer to sell.
- New-build homes in Stellenbosch carry a premium of about 10% over existing properties, driven by lower maintenance expectations and modern layouts that appeal to lock-up-and-go buyers.
- Entry-level apartments in Stellenbosch start around R650,000 ($39,000), making it accessible for first-time buyers or investors targeting the student rental market.
- Over the past 10 years, Stellenbosch property prices have risen roughly 110% in nominal terms, but only about 35% in real terms after accounting for inflation.
- Apartments and freehold houses each represent about 40% of Stellenbosch transactions, with townhouses, estates, and smallholdings making up the remaining 20%.
What is the average housing price in Stellenbosch in 2026?
The median housing price is more telling than the average in Stellenbosch because luxury sales in prime neighborhoods like Mostertsdrift and De Zalze pull the average upward, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources including the South African Reserve Bank, Statistics South Africa, and CMAinfo-based transaction reports, all manually verified.
The median housing price in Stellenbosch in January 2026 is approximately R2,450,000 ($147,000 or €125,000), while the average housing price sits higher at around R2,880,000 ($173,000 or €147,000). This difference exists because a small number of very expensive homes skew the average upward.
In Stellenbosch in 2026, about 80% of residential properties sell in a price range between R1,300,000 and R6,800,000 (roughly $78,000 to $408,000 or €66,000 to €346,000).
A realistic entry range in Stellenbosch starts at around R650,000 to R1,200,000 ($39,000 to $72,000 or €33,000 to €61,000), which gets you a one-bedroom or studio apartment of 30 to 45 square meters in neighborhoods like Idasvallei.
A typical luxury property in Stellenbosch in 2026 ranges from R15,000,000 to R35,000,000 ($900,000 to $2,100,000 or €763,000 to €1,780,000), and this includes 4 to 6 bedroom homes of 350 to 600 square meters in prestigious areas like Mostertsdrift or Die Boord with mountain views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Stellenbosch.
Are Stellenbosch property listing prices close to the actual sale price in 2026?
In Stellenbosch in 2026, the typical discount from asking price to final sale price is around 7%, with most transactions settling somewhere between 5% and 10% below the listed price.
This gap exists because sellers often build in negotiation room, and buyers frequently discover maintenance issues or compliance matters during inspections that justify a lower offer. The discount tends to widen for ultra-prime properties above R15 million where buyers are fewer, and it narrows for student apartments near campus where demand consistently outpaces supply.
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What is the price per sq m or per sq ft for properties in Stellenbosch in 2026?
As of early 2026, the median housing price per square meter in Stellenbosch is approximately R30,000 ($1,800 or €1,526), which translates to about R2,790 per square foot ($167 or €142). The average price per square meter is slightly higher at around R33,000 ($1,980 or €1,679), or R3,070 per square foot ($184 or €156).
Small, well-located apartments near Stellenbosch Central and Universiteitsoord have the highest price per square meter because compact units are scarce and location premiums are strong, while larger houses in outer suburbs have the lowest price per square meter because not all extra space adds proportional value and older homes often need renovation.
The highest prices per square meter in Stellenbosch are found in Stellenbosch Central (R30,000 to R45,000 per sqm), Universiteitsoord (R28,000 to R42,000), and De Zalze estate (R35,000 to R55,000). The lowest ranges are in Cloetesville (R14,000 to R22,000 per sqm) and Kayamandi (R12,000 to R20,000).
How have property prices evolved in Stellenbosch?
Compared to one year ago in January 2025, Stellenbosch property prices have increased by approximately 6% in nominal terms. This growth is driven by steady demand from lifestyle buyers and the university community, combined with limited supply of well-located homes near town and campus.
Looking back ten years to January 2016, Stellenbosch property prices have risen about 110% in nominal terms, but only around 35% in real terms after adjusting for inflation. This long-term growth reflects the town's durable appeal as an education and lifestyle destination, plus natural scarcity in mountain-adjacent suburbs and established estates.
By the way, we've written a blog article detailing the latest updates on property price variations in Stellenbosch.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Stellenbosch.
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.
What types of homes are available in Stellenbosch and what do they cost in 2026?
In Stellenbosch in 2026, apartments and freehold houses each represent about 40% of the market, townhouses and security complexes account for around 10%, lifestyle estates make up about 6%, smallholdings represent roughly 3%, and luxury trophy homes form just 1% of transactions.
Average prices by property type in Stellenbosch as of the first half of 2026 are: apartments around R1,950,000 ($117,000 or €99,000), student-focused units around R1,250,000 ($75,000 or €64,000), freehold houses around R3,800,000 ($228,000 or €193,000), townhouses around R2,900,000 ($174,000 or €148,000), estate homes around R11,500,000 ($690,000 or €585,000), and smallholdings around R7,500,000 ($450,000 or €382,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Stellenbosch?
- How much should you pay for a house in Stellenbosch?
- How much should you pay for lands in Stellenbosch?
How do property prices compare between existing and new homes in Stellenbosch in 2026?
New-build homes in Stellenbosch in 2026 carry a premium of approximately 10% over comparable existing properties, with the typical range falling between 7% and 15% depending on location and finishes.
This premium exists because new homes offer lower near-term maintenance costs, better energy efficiency, and modern layouts with features like secure parking and contemporary kitchens that appeal strongly to both owner-occupiers and the student rental market.
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How do property prices vary by neighborhood in Stellenbosch in 2026?
Stellenbosch Central is popular with expats and investors looking for walkable urban living, with mainly 1 to 3 bedroom apartments and some penthouses priced between R2,000,000 and R10,000,000 ($120,000 to $600,000). The premium pricing reflects proximity to restaurants, the university, and strong rental demand from students and professionals.
Die Boord is a family-oriented neighborhood with homes ranging from R3,500,000 to R12,000,000 ($210,000 to $720,000), including family houses, townhouses, and some ultra-prime properties in the De Bosch area. Buyers pay more here for leafy streets, good schools, and quick access to town.
De Zalze is a secure estate popular with newcomers seeking a winelands lifestyle, with homes typically priced between R8,000,000 and R20,000,000 ($480,000 to $1,200,000). The higher prices reflect golf course access, security, and resort-style amenities that make it an easy landing spot for international buyers.
You will find a much more detailed analysis by areas in our property pack about Stellenbosch. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (ZAR / $) | Per sqm (ZAR / $) | Per sqft (ZAR / $) |
|---|---|---|---|---|
| Cloetesville | Value / family | R1.2m - R2.8m / $72k - $168k | R14k - R22k / $840 - $1,320 | R1.3k - R2.0k / $78 - $123 |
| Kayamandi | Value | R0.8m - R1.8m / $48k - $108k | R12k - R20k / $720 - $1,200 | R1.1k - R1.9k / $67 - $112 |
| Idasvallei | Entry / student | R0.65m - R2.5m / $39k - $150k | R18k - R30k / $1,080 - $1,800 | R1.7k - R2.8k / $100 - $167 |
| La Colline | Commute / mixed | R1.6m - R4.5m / $96k - $270k | R18k - R28k / $1,080 - $1,680 | R1.7k - R2.6k / $100 - $156 |
| Jamestown | Family / value-growth | R1.8m - R5.5m / $108k - $330k | R16k - R25k / $960 - $1,500 | R1.5k - R2.3k / $89 - $139 |
| Welgevonden | Commute / security | R1.6m - R4.0m / $96k - $240k | R17k - R26k / $1,020 - $1,560 | R1.6k - R2.4k / $95 - $145 |
| Dalsig | Family / close-in | R2.8m - R7.5m / $168k - $450k | R22k - R34k / $1,320 - $2,040 | R2.0k - R3.2k / $123 - $189 |
| Paradyskloof | Family / premium | R3.5m - R12m / $210k - $720k | R24k - R38k / $1,440 - $2,280 | R2.2k - R3.5k / $134 - $212 |
| Stellenbosch Central | Expat / walkable | R2.0m - R10m / $120k - $600k | R30k - R45k / $1,800 - $2,700 | R2.8k - R4.2k / $167 - $251 |
| Universiteitsoord | Student / rental | R1.2m - R4.0m / $72k - $240k | R28k - R42k / $1,680 - $2,520 | R2.6k - R3.9k / $156 - $234 |
| De Zalze | Estate / luxury | R8m - R20m / $480k - $1.2m | R35k - R55k / $2,100 - $3,300 | R3.3k - R5.1k / $195 - $307 |
| Mostertsdrift | Prime / luxury | R10m - R25m / $600k - $1.5m | R32k - R50k / $1,920 - $3,000 | R3.0k - R4.6k / $179 - $278 |
How much more do you pay for properties in Stellenbosch when you include renovation work, taxes, and fees?
When buying property in Stellenbosch in 2026, you should expect to pay between 6% and 10% on top of the purchase price if you need a mortgage and the property is subject to transfer duty, or between 2% and 4% for entry-level properties below the transfer duty threshold.
If you buy a property around $200,000 (approximately R3,330,000), you would pay transfer duty of about R99,000 plus conveyancing and deeds fees of around R70,000 to R130,000, bringing your total additional costs to roughly R170,000 to R230,000. This means your all-in cost would be around R3,500,000 to R3,560,000 ($210,000 to $214,000).
For a property around $500,000 (approximately R8,340,000), transfer duty would be around R600,000 and other fees would add R120,000 to R180,000, meaning you would pay roughly R720,000 to R780,000 in additional costs. Your total purchase cost would come to approximately R9,060,000 to R9,120,000 ($543,000 to $547,000).
At the $1,000,000 level (approximately R16,670,000), transfer duty reaches about R1,400,000 and other costs add R150,000 to R250,000, for a total of roughly R1,550,000 to R1,650,000 in additional expenses. This brings your all-in cost to around R18,220,000 to R18,320,000 ($1,093,000 to $1,099,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Stellenbosch
| Expense | Category | Estimated Cost Range (ZAR / $) |
|---|---|---|
| Transfer duty | Taxes | Properties below R1,100,000 pay no transfer duty. Above this threshold, rates range from 3% to 13% on a sliding scale set by SARS. For a R10,000,000 home, expect around R877,000 ($53,000). |
| Conveyancing attorney fees | Fees | Typically 0.8% to 1.6% of the purchase price, based on Law Society guidelines. For a R3,000,000 property, budget around R24,000 to R48,000 ($1,400 to $2,900). |
| Deeds Office fees | Fees | Official registration fees ranging from a few thousand rand on entry-level homes to tens of thousands on expensive properties. These are set by the Deeds Registry under the Deeds Registries Act. |
| Bond registration costs | Fees | If you take a mortgage, expect to pay approximately 0.5% to 1.0% of the loan amount in bond registration and related attorney fees. This typically adds R20,000 to R80,000 depending on the loan size. |
| Renovation or refresh | Renovation | For older properties needing updates, budget R1,500 to R6,000 per square meter ($90 to $360 per sqm). A cosmetic refresh of a 150 sqm home might cost R225,000 to R900,000 ($13,500 to $54,000). |
| Municipal rates deposit | Fees | Stellenbosch Municipality requires service deposits when setting up an account. Amounts vary by property valuation and services required, typically a few thousand rand. |
We made this infographic to show you how property prices in South Africa compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Stellenbosch in 2026 with different budgets?
With $100,000 (approximately R1,670,000), you can buy a 1-bedroom apartment of 45 to 60 square meters in Idasvallei (existing building), a small 2-bedroom apartment of 55 to 70 square meters in La Colline (older block), or an entry townhouse of 70 to 90 square meters on the Jamestown edge (dated but functional).
With $200,000 (approximately R3,330,000), you can buy a 2-bedroom newer apartment of 80 to 100 square meters on the Stellenbosch Central fringe, a 3-bedroom townhouse of 130 to 160 square meters in Die Boord (existing), or a compact 3-bedroom house of 140 to 190 square meters in Welgevonden.
With $300,000 (approximately R5,000,000), you can buy a 3 to 4 bedroom family house of 180 to 240 square meters in Paradyskloof (older but solid), an upgraded townhouse of 160 to 200 square meters in Dalsig, or a modern 3-bedroom house of 170 to 220 square meters in an estate-style development in Jamestown.
With $500,000 (approximately R8,340,000), you can buy a renovated 4-bedroom house of 250 to 330 square meters in Die Boord, a 3 to 4 bedroom secure-living home of 220 to 300 square meters in De Zalze (entry band), or a large 3-bedroom luxury apartment of 160 to 220 square meters in Stellenbosch Central.
With $1,000,000 (approximately R16,670,000), you can buy a high-spec 4 to 5 bedroom estate home of 320 to 450 square meters in De Zalze, a 5-bedroom prime family home of 350 to 500 square meters in Mostertsdrift, or a designer home with mountain views of 300 to 450 square meters in a premium Paradyskloof pocket.
With $2,000,000 (approximately R33,350,000), you enter the thin but real trophy home market, where you can buy a top-tier 5 to 6 bedroom property of 500 to 700 square meters in the Die Boord or De Bosch area, a prime heritage-style property of 450 to 650 square meters in Mostertsdrift, or an ultra-luxury estate home of 500 to 800 square meters in De Zalze or a winelands-adjacent location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Stellenbosch.
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 Stellenbosch, 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 |
|---|---|---|
| South African Reserve Bank | South Africa's central bank and the official source for daily market exchange rates. | We used SARB to convert all ZAR figures into USD and EUR using the latest available rates from late December 2025. We also used it to anchor our January 2026 exchange rate assumptions. |
| Statistics South Africa | The national statistics agency and official publisher of CPI inflation data. | We used Stats SA to frame inflation-adjusted comparisons and calculate real price changes. We also used it to ground the macroeconomic context behind price movements. |
| Property24 | A major South African property portal that uses publicly available Deeds Office data for trends. | We used Property24 as a cross-check for multi-year average price levels and market direction. We also used it to verify our median versus average assumptions. |
| Cape Coastal Homes (Market Report) | Transparently cites CMAinfo, a widely used deeds and transaction analytics provider for property practitioners. | We used this source for local market structure data including own-title versus sectional title volumes. We also used it for price per square meter benchmarks and suburb-level price anchors. |
| Cape Coastal Homes (2024 Growth) | Clearly attributes transaction data to CMAinfo and provides full-year comparisons for Stellenbosch specifically. | We used this as our primary anchor for the 2024 achieved average price. We then estimated January 2026 levels by applying a conservative, evidence-based drift forward. |
| South African Revenue Service | The tax authority and official source for transfer duty brackets and rates. | We used SARS data to estimate buyer taxes for our cost examples. We also used it to calculate the gap between headline price and total cash needed. |
| Deeds.gov.za | The official Deeds Registry fee schedule under the Deeds Registries Act. | We used this to include Deeds Office fees in transaction cost estimates. We also used it to avoid guessing at administrative costs. |
| Stellenbosch Municipality | The local authority and official policy document source for municipal rates. | We used this to confirm that property rates are policy-driven and valuation-based. We also used it as the anchor for ongoing ownership cost discussions. |
| CMAinfo (via Cape Coastal Homes) | A widely used transaction analytics provider that processes Deeds Office registrations. | We relied on CMAinfo data as reported by Cape Coastal Homes for achieved transaction prices. We used this data to establish realistic price bands by neighborhood and property type. |
| Deeds Office transaction records | Official government records of all property transfers in South Africa. | We used Deeds Office data indirectly through Property24 and Cape Coastal Homes reports. We cross-referenced multiple sources to ensure consistency. |
| South African CPI framework | The official methodology for measuring inflation in South Africa. | We applied CPI adjustments to calculate real price changes over one and ten year periods. We stated our assumptions where exact January 2026 prints were not yet published. |
| Law Society conveyancing guidelines | Professional guidelines for conveyancing attorney fees in South Africa. | We used these guidelines to estimate typical conveyancing costs as a percentage of purchase price. We noted that actual fees may vary by negotiation. |
| Local estate agent market reports | Ground-level transaction data from practitioners active in the Stellenbosch market. | We used agent insights to validate price ranges and understand neighborhood-specific dynamics. We cross-checked agent observations against official data sources. |
| Property listing platforms | Current asking prices provide real-time market sentiment data. | We compared active listings to achieved sales data to estimate the typical discount from asking to sale price. We used this to calculate the 5% to 10% negotiation range. |
| Sectional title transaction data | Specific data on apartment and unit sales which provides clean price-per-sqm benchmarks. | We used sectional title data as the most reliable source for price per square meter trends. We projected forward from 2023 benchmarks to estimate January 2026 values. |
| Own-title transaction data | Data on freestanding house sales including larger properties and estates. | We used own-title data to understand the family home and luxury segments. We combined this with sectional title data to build a complete market picture. |
| Historic price indices for Stellenbosch | Long-term data showing how the local market has performed over decades. | We used historic indices to calculate the 110% nominal growth over ten years. We adjusted this for inflation to show real appreciation of about 35%. |
| University of Stellenbosch enrollment data | Provides context on student housing demand in the market. | We used enrollment trends to understand why student-focused properties maintain strong demand. We factored this into our analysis of price premiums near campus. |
| Western Cape property market reports | Regional context for understanding how Stellenbosch fits into the broader Cape market. | We used Western Cape data to benchmark Stellenbosch against comparable towns. We noted where Stellenbosch shows premium pricing relative to regional averages. |
| Estate and security complex sales data | Specific transaction data for gated communities and lifestyle estates. | We used estate data to establish price ranges for De Zalze and similar developments. We noted the premium buyers pay for security and amenities. |
| Renovation cost benchmarks | Industry data on typical costs to refresh or renovate residential properties. | We used renovation benchmarks to estimate the R1,500 to R6,000 per sqm range. We noted that kitchens and bathrooms drive costs toward the higher end. |
| Bond registration cost data | Information on typical costs for registering a mortgage bond. | We used bond cost data to estimate the 0.5% to 1.0% additional expense for financed purchases. We included this in our all-in buyer cost calculations. |
| Municipal valuation rolls | Official property valuations used by Stellenbosch Municipality for rates calculations. | We referenced municipal valuations to understand how ongoing property costs are calculated. We noted that rates are valuation-based under municipal policy. |
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