Property

Five South African suburbs where most homes sell for over R20 million

Kirsten Minnaar • 13 September 2025

Cape Town is dominating South Africa’s luxury property market, with five suburbs averaging over R20 million per home and record-breaking high-end sales driving values far ahead of Johannesburg.

According to the Seeff Property Group, Cape Town now makes up nine of the top ten suburbs by price value in 2025.

Sandton, in Johannesburg, is the only suburb outside of Cape Town to feature in the top 10, ranking at number seven, down from fourth place in 2024. Its average price remained unchanged over two years at R16.5 million.

In Cape Town, a record 146 properties have sold for over R20 million, generating over R5 billion in value for 2025 so far. This exceeds the total for the whole of 2024 in volume and value.

Impressively, 15 of these sold for over R50 million, with four priced over R100 million. Two each were in Clifton and Constantia.

Record prices already achieved include R65 million for an apartment in Bantry Bay and R104.5 million for a house in Constantia Upper.

Seeff chairman Samuel Seeff said the locations where the wealthy are buying and investing are a clear signal of confidence and indicate where the market strength lies.

Cape Town stands in direct contrast to the country’s economic and wealth heartland, the Gauteng metros, particularly Johannesburg/Sandton.

Prices in Sandton have largely stagnated, with only a few sales over R20 million. High-end suburbs such as Dunkeld, Westcliff, Hyde Park, Illovo, Inanda, and Bryanston now average around R5 million to R10 million.

In contrast, Cape Town’s high-net-worth suburbs have surged further in value. The top five suburbs include Clifton (R25 million), Bantry Bay (R23 million), Llandudno (R21.5 million), Constantia Upper (R21.4 million) and Bishopscourt (R20.9 million).

The top ten list includes six Atlantic Seaboard suburbs, Higgovale in the City Bowl, and Constantia Upper and Bishopscourt in the Southern Suburbs.

Notably, 27 additional Cape Town suburbs boast an average price which falls into the R5 million to R10 million range. The table below shows South Africa’s top 10 super luxury suburbs by average selling price in 2025.

Rank	Suburb	Area	Median Price	Highest Price	R20 million+ sales
1	Clifton	Atlantic Seaboard	R25.0 million	R157.5 million & R170 million	8
2	Bantry Bay	Atlantic Seaboard	R23.0 million	R65 million/R67 million	13
3	Llandudno	Atlantic Seaboard	R21.5 million	R27 million	4
4	Constantia Upper	Southern Suburbs	R21.4 million	R104.5 million	21
5	Bishopscourt	Southern Suburbs	R20.9 million	R55 million	16
6	Higgovale	City Bowl	R17.0 million	R30.8 million	7
7	Sandhurst	Sandton/Joburg	R16.5 million	–	–
8	Camps Bay	Atlantic Seaboard	R16.2 million	R89.7 million	24
9	Fresnaye	Atlantic Seaboard	R13.4 million	R38 million	12
10	Waterfront	Atlantic Seaboard	R12.1 million	R44 million	9

Source: Seeff (based on Lightstone/Propstats data)

Booming demand

Seeff Atlantic Seaboard licensee Ross Levin said the high demand and prices paid for properties on the Atlantic Seaboard are driven by the unique combination of demand and scarcity.

The location between the mountain and sea creates an unmatched lifestyle offering, and since there is a limited supply of land and property, this inevitably pushes up values.

Consequently, Levin said, adjacent suburbs have also seen notable price hikes, such as Sea Point (R6 million), Green Point (R7.8 million) and Three Anchor Bay (R6.2 million).

In the City Bowl, these include Oranjezicht (R10.4 million), Tamboerskloof (R8.75 million), Devil’s Peak Estate (R7 million), Gardens (R6.35 million), and Vredehoek (R5.6 million).

The Southern Suburbs have experienced two tremendous years with high volumes of R20 million plus sales in Constantia and Bishopscourt. There have also been a few high-value sales in Claremont Upper, Newlands and Rondebosch.

Seeff Constantia lead agent Francois Venter said prices are up by 16% in Constantia Upper, and 10% in Bishopscourt, well above inflation, representing real growth for property owners.

Meanwhile, stock levels have dropped by a massive 45%, incentivising sellers who want to capitalise on the market.

He also noted an increasing number of off-market sales as sellers do not always want to list their properties formally, but are open to offers.

Seeff said the market expects a bumper summer season with international buyers set to return, and enquiries already coming through to agents.

Additionally, a steady stream of semigration, along with internationals from the United Kingdom, Germany and other European countries, are now looking to shift funds or move here permanently to escape some of the challenges in Europe.