Housing & Accommodation

Living in South Africa is evolving. People are no longer choosing homes based purely on proximity to the workplace. Instead, comfort, lifestyle, and flexibility are top priorities. Families and individuals are increasingly moving away from the city centers, opting for homes with office space or studies, and creating living environments that suit their long-term needs.

For anyone relocating, affordability and lifestyle balance are critical considerations. Housing costs in South Africa vary widely by city and neighborhood, with Cape Town generally being the most expensive, followed by Johannesburg and Durban. Below are some comparisons to help you better understand current market trends.

Disclaimer

The prices and estimates provided here are intended only as a general overview of housing. Actual expenses will vary based on location, lifestyle choices, and individual or family needs. In some cases, costs may increase significantly depending on preferences such as neighborhood, home size, and personal spending habits.

Average Rental Costs (Monthly)

  • 1-Bedroom Apartment (City Center):

    • Cape Town: $524

    • Johannesburg: $356

    • Durban: $283

  • 1-Bedroom Apartment (Outside City Center):

    • Cape Town: $387

    • Johannesburg: $332

    • Durban: $324

  • 3-Bedroom Apartment (City Center):

    • Cape Town: $1,112

    • Johannesburg: $793

    • Durban: $606

  • 3-Bedroom Apartment (Outside City Center):

    • Cape Town: $728

    • Johannesburg: $616

    • Durban: $650

Neighborhood Variations

Prices fluctuate significantly within each city. For example:

  • In Johannesburg, a bachelor flat in the southern suburbs may cost as little as $124, while the same in upscale Sandton can reach $405.

  • In Cape Town, a bachelor flat in the northern suburbs averages $217, while on the Atlantic Seaboard it can climb to $459.

  • In Durban, rentals in northern coastal areas like Umhlanga or La Lucia can reach $972, compared to just $217 in western suburbs.

Cape Town Neighborhoods & Suburbs

Cape Town is one of the most diverse cities in South Africa, offering everything from luxury oceanfront living to quiet suburban neighborhoods. Choosing the right area depends on your lifestyle, budget, and family needs.

Neighborhoods to Consider

  • Atlantic Seaboard (Camps Bay, Clifton, Sea Point, Green Point): Luxury living with breathtaking ocean views, close to beaches and nightlife.

  • City Bowl (Oranjezicht, Vredehoek, Gardens, Woodstock): Central location with a mix of trendy and family-friendly neighborhoods, plus easy access to shops, restaurants, and schools.

  • Constantia, Tokai, Bishopscourt: Leafy, upscale suburbs ideal for families seeking more space, greenery, and tranquility.

  • Southern Suburbs (Newlands, Rondebosch, Claremont, Observatory, Mowbray): Known for excellent schools and universities, a favorite among families and academics.

  • Northern Suburbs (Durbanville, Bellville, Parow): More affordable options with good infrastructure, a bit further from the city center.

  • West Coast (Tableview, Milnerton, Bloubergstrand): Coastal lifestyle with good value housing, strong winds but beautiful ocean views.

  • Hout Bay & False Bay Areas: Scenic, village-like communities with a more relaxed pace of life.

Areas to Approach with Caution

  • Certain Eastern Townships

  • Parts of the Cape Flats

These areas can have higher crime rates and fewer amenities for expats. While they offer unique cultural richness, most newcomers prefer to live elsewhere.

Johannesburg Neighborhoods & Suburbs

Johannesburg is sprawling, ever-evolving, and characterized by significant variation in ambience, safety, and housing styles across its many suburbs. Where you choose to live will impact your commute, lifestyle, and sense of security — so it’s worth spending time exploring your options. Below is a breakdown of popular areas for expats, and ones to approach with caution.

Neighborhoods to Consider

  • Sandton & Surrounding Suburbs
    Often known as “the financial capital,” Sandton is home to many international companies, upscale shopping, and modern apartments. Living here places you close to business centers, high-end amenities, and relatively good infrastructure.

  • Rosebank & Johannesburg North
    Rosebank serves as a central hub between Sandton and the older suburbs. Its mix of apartments, restaurants, and access to public transport (e.g. Gautrain) makes it a popular choice. The broader “Johannesburg North” area, which includes sections near Sandton, offers many residential and commercial advantages.

  • Older Suburbs: Houghton, Melrose, Westcliff, Parks, Dun­deld, Saxonwold
    These areas tend to have established character, mature trees, and proximity to cultural sites. Houghton is known for its high-value properties. Melville appeals to more bohemian tastes, with cafés, art, nightlife, and a more relaxed vibe.

  • Midrand & Gated Estates
    Midrand lies between central Johannesburg and Pretoria, and is popular for families wanting more space, quieter life, and newer homes in gated communities while still maintaining access to both cities.

Areas to Approach with Caution

  • Johannesburg CBD / Downtown / Old Central Business District
    While parts are undergoing revitalization, many sections remain high-risk, with crime, poverty, and safety challenges.

  • Hillbrow
    A dense, high-density neighborhood close to downtown, with high crime rates and social challenges. Many expats avoid living here due to safety concerns.

  • Honeydew
    On the western edge of the city, this area is more peri-urban and has been highlighted in some sources as higher risk.

  • Ivory Park
    A township area on the outskirts with lower infrastructure and significant social challenges.

Tips for Choosing a Suburb in Johannesburg

  • Security is key: Many expats prefer gated estates, complexes, or suburbs with active security patrols.

  • Commute matters: Traffic can be brutal, so proximity to your workplace or public transport (like the Gautrain) makes a big difference.

  • Lifestyle fit: If you enjoy café culture, nightlife, and walkability, look toward Melville or Rosebank. For family life and space, consider Midrand or suburbs further out.

  • Visit in person: Drive through neighborhoods, at different times of day, to feel their ambience and safety.

Durban Neighborhoods & Suburbs

Durban offers a coastal lifestyle with a mix of beach suburbs, ridge-top communities, and green interiors. Many expats and locals favor neighborhoods that combine safety, proximity to amenities, and coastal access. Below is a breakdown of areas to consider and ones to approach more cautiously.

Neighborhoods to Consider

  • Umhlanga — One of the most popular and upmarket suburbs. Known for its beautiful beaches, modern amenities, and safe, family-friendly environment. It has become a business and lifestyle hub.

  • Durban North — Offers a good balance of residential comfort and convenience. It’s situated between Umhlanga and the CBD, making commuting easier.

  • Berea (Musgrave, Morningside, Glenwood, Overport) — Elevated ridge suburbs with mature trees, established homes, and good access to schools, shops, and major roads.

  • La Lucia — A quieter, upscale suburb with beach access, pleasant homes, and a relaxed vibe.

  • Hillcrest & Kloof — Inland, green, cooler-climate suburbs; popular with families who don’t require immediate access to the coastline.

  • Westville — A well-regarded residential area with good infrastructure, schools, and ease of access to both Durban and Pietermaritzburg.

  • Bluff — Coastal and scenic, part residential, part industrial. The Bluff offers distinctive character and good seaside living options.

Areas to Approach with Caution

  • Durban Central / Downtown — While parts are revitalizing, many areas remain high-density and have security challenges.

  • Informal Settlements & Outskirts — Some peri-urban or undeveloped zones, especially farther from major roads or coastline, may lack infrastructure or have safety concerns.

  • Older Commercial Zones around industrial corridors might be less desirable for residential living due to traffic, noise, or pollution.

Buying a Home in South Africa

Purchasing property in South Africa is a multi-step process that often takes about three months from signing the offer to having the home registered in your name (known as transfer). During this period, the home is moving through a legal process with the deeds office, and you may have the option to move in early under an occupation date arrangement. In that case, you would pay occupational rent, which is a fee you pay while the transfer is still in process.

Occupational rent is typically negotiated in the Offer to Purchase and is often between 0.55% and 0.7% of the sale price per month. The benefit is you don’t have to move twice—once into a temporary place and then later into your home—though you’ll still be a tenant legally until the transfer is complete.

Determine Your Price Range
Before beginning your search, it’s important to know what you can realistically afford. To help guide your decision, use our home affordability calculator. This tool will give you a clearer idea of the price range to consider based on your income, savings, and potential financing options.

Key Factors & Considerations

Down Payment & Financing

  • For non-residents, South African banks often provide up to 50% financing. That means you would need to “put down” 50% of the purchase price yourself.

  • If you don’t secure a full mortgage, you must provide the remainder in cash.

Transfer Fees & Additional Costs

  • Transfer costs are a significant extra expense — expect roughly 10% of the purchase price in fees, including attorney, deeds office, and tax duties.

  • Transfer duty also applies to properties over certain thresholds.

Credit History & Inspections

  • Be aware that U.S. credit history is not recognized by South African lenders. You’ll need local references, proof of income/assets, and possibly foreign income documentation.

  • Home inspections are not a common practice before purchase in South Africa, though we strongly recommend hiring a qualified home inspector to assess structural condition, plumbing, electricals, pests, etc.

Agent Roles & Advocacy

  • The listing agent (the one who shows you the house) legally works for the seller’s interest.

  • It’s crucial to have a buyer agent (a real estate agent representing the buyer) who looks out for your interests, negotiates terms, and helps interpret the contract.

  • OneWaySA.org can refer you to trusted buyer agents experienced with expat purchases.

Find Homes Online

If you’re ready to start exploring the market, there are several reliable websites that list properties for sale and rent across South Africa. Two of the most widely used platforms are Property24 and Private Property. Both sites allow you to filter by city, suburb, price range, and property type, making it easier to narrow your search and compare options.