Property

Goodbye Western Cape – South Africans are flocking to this province

Kirsten Minnaar • 26 April 2026

Gauteng’s residential property market is regaining momentum, driven by first-time buyers and value-seeking investors, growing property values, and significantly lower prices and rental costs compared to the Western Cape.

For years, Gauteng’s property market has been stagnant, especially compared to the Western Cape, where semigrants, investors and international buyers have driven up prices.

However, indicators show that Gauteng’s residential market is moving again as buyers capitalise on flat price growth of the last two years and a significant value advantage compared to the Western Cape.

Busy areas have again started seeing upward price movement, with growth of 5% to 9% in certain high-demand suburbs.

Seeff Property Group chairman Samuel Seeff said their northern region branches have seen a notable uptick in turnover during the first quarter of this year.

Gauteng remains the powerhouse of the property market, accounting for 40% of all transactions compared to the Western Cape at just 27%.

The provincial market remains anchored by first-time buyers, who account for approximately 37% of all transactions.

On average, these entry-level buyers are purchasing homes at prices of around R500,000 to R1.5 million, notably more affordable than in the Cape.

The average monthly rent at R9,321 is also about 22% lower than the Cape, making the province a compelling option for both residents and investors seeking stability and yield.

The overall average transaction price in Gauteng currently sits at R1.35 million, nearly half the R2.45 million average seen in the Western Cape.

About 78% of all Gauteng deals are concluded for under R2 million, while luxury transactions exceeding R4 million represent only 4.6% of the market.

From Sandton to Soweto – Gauteng property demand is on the rise

A general view of the Sandton district of Johannesburg, South Africa, September 27, 2024. REUTERS/Ihsaan Haffejee

The Sandton area has seen excellent price growth of around 6%. Activity over the last year has concentrated mostly in the R2 million to R8 million bracket.

Seeff Sandton managing director Charles Vining noted that while the top end of the market remains selective, there have been several high-value transactions.

Sales of up to R40.25 million were concluded in Bryanston, R27 million in Inanda, R25.5 million in Morningside (Cloud’s End Estate) and R20 million in Sandown (Michelangelo Towers).

Sandton is a highly aspirational area, and despite the price growth over the last year still offers excellent value with a wide range of price points, Vining said.

Entry-level properties in Paulshof, Lonehill, and Douglasdale are still selling in the R1 million to R2 million range, while family homes in Fourways often sell in the R1.5 million to R2.5 million range.

Seeff Soweto licensee Khosi Sibiya explained that “back-room investing” is a big trend. This is where people are purchasing homes specifically to build neat rooms for rental income and to help pay off the bond.

She said this “back-room” rental economy is keeping the market moving. This constant influx of people looking for affordable rentals ensures that property in Soweto remains a solid investment.

Soweto’s property market is mainly driven by the growing middle class who want modern homes without the high prices of the Northern Suburbs. People are looking for a better lifestyle at a price they can actually afford.

A huge factor is the search for “value for money,” where a family can get a full three-bedroom house for under R1 million.

Sibiya added that there are also more buyers looking for homes with solar or gas because of electricity issues, and they prefer places near malls like Protea Glen or Maponya for convenience.

Where prices are rising – and where bargains remain

The eastern side of the Gauteng metro, including Boksburg and Benoni, is reporting more modest price growth of 2% to 3%.

Seeff Boksburg’s Talutha Van Tonder confirmed that this slow growth means you can still find starter homes from R700,000 to R1.3 million.

In this price range, buyers will mostly find sectional titles, townhouses, and smaller starter homes in Crystal Park, Sunward Park and Parkrand.

Family buyers in areas such as Rynfield and Farrarmere typically find value in the R1.3 million to R2.5 million range, while gated estates remain accessible between R1.5 million and R3 million.

Johannesburg South, meanwhile, has bucked the trend of slow growth, recording price increases of 5% to 8% due to sustained demand.

Residents are increasingly looking at Winchester Hills, Oakdene, and Ridgeway for value in the R750,000 to R1.5 million bracket.

Meanwhile, Centurion has seen a surge in volume after a price correction following the COVID-19 boom.

Seeff Centurion manager Tiaan Pretorius noted that Midstream enjoyed a 9% growth rate, with estate living there now starting at approximately R4.2 million.

In contrast, suburbs such as Die Hoewes and The Reeds remain hotspots for first-time buyers, priced from R700,000, along with Eco Park (from R830,000) and Amberfield (from R1.1 million).

Seeff Hartbeespoort and Brits property agent Anja Duvenhage said these areas have seen price growth of 5% over the last year. The market is driven mostly by leisure and semigration buyers who commute to the metros.

The most active price band is around R2.5 million, although prices of up to R5.75 million and R12 million were paid over the last year.

The estates continue to attract strong interest in the up-to R4 million range, especially in d’Afrique, Xanadu, K’shane and Xanadu.