One suburb in South Africa where land is worth five times the national average
Clifton in Cape Town is renowned for its high-end real estate, fetching some of the country’s highest property and land prices.
Recently, two adjacent vacant plots of land, totalling 2,700 square meters and situated in Nettleton Road in Clifton, were sold for R170 million, including VAT.
To put this into context, the price for a square meter of land in South Africa in 2025 is R12,488.89, based on data from ooba Home Loans.
Location is the greatest determinant of land prices. Land in the North West was the cheapest, with an average price of R9,100 per square meter.
Interestingly, KwaZulu-Natal had the most expensive property at R16,700 per square meter. This was followed by Gauteng and the Western Cape at R15,000 and R14,800, respectively.
However, when comparing the cost of buying a home, the Western Cape was the most expensive province, with an average house price of R1.61 million.
KwaZulu-Natal and Mpumalanga followed, with average house prices of R1.05 million and R950,000. The North West and Free State had the least expensive homes, at R800,000.
The Western Cape also stands out on the rental front. According to Payprop’s 2024 Rental Index, it had South Africa’s highest average rental prices.
As of Q4 2024, the average rent in the Western Cape was R11,141, more than R2,000 above the national average.
The Western Cape stands out in South Africa’s property market with interest driven by semigrators, property investors, wealthy foreigners and professionals.
Clifton, as the most expensive suburb in South Africa, dominates the luxury market in the city. In 2024, the average selling price in the neighbourhood soared to R43.9 million.
If the Nettleton Road land had sold for the national average, it would have been worth R33.72 million. Instead, it fetched R170 million – over 5 times the national average.
| Province | Estimated cost per sqm | Average house price | Average rent Q4 2024 |
|---|---|---|---|
| KwaZulu-Natal | R16,700 | R1,050,000 | R9,147 |
| Gauteng | R15,000 | R900,000 | R9,169 |
| Western Cape | R14,800 | R1,610,000 | R11,141 |
| Free State | R12,700 | R800,000 | R7,216 |
| Eastern Cape | R12,300 | R860,000 | R7,297 |
| Northern Cape | R11,800 | R840,000 | R9,657 |
| Mpumalanga | R10,400 | R950,000 | R8,439 |
| Limpopo | R9,600 | R940,000 | R8,797 |
| North West | R9,100 | R800,000 | R6,798 |
Clifton prices soar
Annette Hepburn of Pam Golding Properties, who sold the Nettleton Road land, said that these erven have planning permission for nine apartments.
However, the buyer, a multinational entity based in various countries, has indicated that it intends to build one expansive trophy property to crown Nettleton Road.
“This is one of a few remaining vacant sites in this highly sought-after address, where properties rarely become available, and when they do, opulent, completed residences can be acquired for upwards of R150 million.”
“Nettleton Road is the most exclusive of all roads in the country, with a limited number of residential properties, large, luxurious, iconic homes which offer all the elements desired by high-net-worth individuals.”
This includes an unparalleled lifestyle, exclusivity, privacy, rarity, and spectacular views of the globally acclaimed Atlantic Seaboard.
“Panoramic views from Nettleton Road sweep from the Twelve Apostles Mountain Range to all four Clifton Beaches. This premium location is home to captains of industry and some of the most luxurious designer homes in South Africa.”
According to Hepburn, Clifton’s residential property median sales price of R34 million for 2025 is 29.5% above year-earlier levels and 136% above levels a decade ago.
According to Lightstone data, sales activity rebounded post-pandemic and has remained elevated ever since, with 18 sales already recorded this year.
This exceeds 2019 and is close to the 2023 total of 27 sales. These figures include both sectional titles and freehold homes.
Currently, Pam Golding Properties is marketing a five-bedroom (all en-suite) multi-storey residence designed by award-winning architect Stefan Antoni in Nettleton Road, priced at R160 million, including VAT.
With 180-degree views across Clifton and the ocean, this world-class architectural masterpiece has unique, oversized, open-plan entertainment areas carefully integrated into the natural environment.
The villa is spread over five levels, each accessible by a private glass elevator. It includes a bespoke Italian Assirelli designer kitchen and a level garden with an outdoor lounge and dining areas.
Additionally, the villa has four reception rooms, a home office, a media room, a gym, laundry, a steam room, three additional guest cloakrooms, a staff apartment with two bedrooms, a kitchen and a bathroom.
The spacious entertainment terrace offers exceptional views and a 16-metre heated infinity pool. A security suite at the entrance on ground level, 24-hour security, four garages and four off-street parking bays are also available.
Clifton property
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