Cape Town tops the list of South Africa’s priciest suburbs
The country’s five most expensive suburbs, each with an average house price above R20 million, are all situated in Cape Town.
According to the Seeff Property Group, the five most expensive suburbs in South Africa now each have an average house price above R20 million, all of them located in Cape Town.
The city also claims nine of the country’s top 10 suburbs by price.
Sandhurst in Sandton/Johannesburg is the only exception, ranking seventh this year—down from fourth in 2024—with its average price holding steady at R16.5 million for two years.
Priced over R100 million
So far this year, buyers have purchased a record 146 properties priced above R20 million, generating more than R5 billion in value and already surpassing 2024’s full-year totals in both volume and value.
Fifteen properties sold for over R50 million, while four exceeded R100 million—two each in Clifton and Constantia. Record-breaking sales include a Bantry Bay apartment at R65 million and a Constantia Upper home at R104.5 million.
Seeff chairman Samuel Seeff said wealthy buyers are clearly signaling confidence through their investments, highlighting where market strength lies. Cape Town stands in sharp contrast to Gauteng’s economic hub, particularly Johannesburg and Sandton.
Stagnated
Property prices in Johannesburg and Sandton have mostly stagnated, with only a handful of sales above R20 million. High-end areas like Dunkeld, Westcliff, Hyde Park, Illovo, Inanda, and Bryanston now average between R5 million and R10 million.
In contrast, Cape Town’s wealthy suburbs have continued to climb in value. Clifton (R25m), Bantry Bay (R23m), Llandudno (R21.5m), Constantia Upper (R21.4m), and Bishopscourt (R20.9m) make up the country’s top five.
The top 10 list also features six Atlantic Seaboard suburbs, Higgovale in the City Bowl, along with Constantia Upper and Bishopscourt in the Southern Suburbs. In addition, 27 more Cape Town suburbs now average between R5 million and R10 million.
SA’s Top 10 suburbs by average selling price in 2025
High volumes
The Southern Suburbs has enjoyed two strong years, recording high volumes of R20 million-plus sales in Constantia and Bishopscourt, along with several big-ticket deals in Claremont Upper, Newlands, and Rondebosch.
Francois Venter, lead agent for Seeff Constantia, says prices in Constantia Upper have risen by 16% and by 10% in Bishopscourt—both well above inflation—delivering real growth for property owners.
At the same time, stock levels have dropped by 45%, motivating sellers to take advantage of the market. Venter also points out that more off-market sales are happening, as some sellers prefer not to list publicly but remain open to offers.