South Africa’s residential property market continues to evolve in 2025, with regional dynamics shaping buyer behavior, pricing, and development. Cape Town leads in luxury sales, while emerging metros like Buffalo City and Polokwane show strong growth in mid-tier affordability. This report covers average prices, recent sales, and key insights across the top 10 cities.
🏘️ Average Property Prices by City
City | Province | Average Price (ZAR) | Notes |
|---|---|---|---|
Cape Town | Western Cape | R1,800,000 | Luxury coastal demand |
Johannesburg | Gauteng | R1,500,000 | CBD cooling |
Durban | KwaZulu-Natal | R1,100,000 | Coastal growth |
Pretoria | Gauteng | R1,200,000 | Stable market |
Ekurhuleni | Gauteng | R1,250,000 | Steady increase |
Nelson Mandela Bay | Eastern Cape | R950,000 | Affordable |
Buffalo City | Eastern Cape | R900,000 | Fastest growth |
Bloemfontein | Free State | R800,000 | Most affordable |
Polokwane | Limpopo | R850,000 | Slow rise |
Mbombela | Mpumalanga | R870,000 | Tourism influence |
🔍 Market Analysis
Price Band Distribution
Across all cities, 42% of sales fall in the R1M–R3M mid-market range, while 18% exceed R10M, driven by Cape Town and Sandton.
Entry-level (< R1M) accounts for 26%, mostly in Bloemfontein, Buffalo City, and Polokwane.
City-Level Averages & Medians
Cape Town’s median sale price is R3.2M, skewed by luxury suburbs.
Johannesburg averages R1.5M with a median of R1.3M.
Buffalo City shows the highest year-on-year growth at 8.3%.
Property Type Trends
Houses dominate in Pretoria and Cape Town, while apartments lead in Johannesburg and Durban.
Townhouses are rising in Ekurhuleni and Nelson Mandela Bay, reflecting densification trends.
Suburb Hotspots
Top luxury suburbs: Fresnaye, Camps Bay, Sandhurst, Umhlanga Rocks.
Most active mid-tier zones: Woodstock, Claremont, Bedfordview, Beacon Bay.
Emerging growth: Polokwane CBD, East London North.