Samuel Seeff, chairman of the Seeff Property Group, has frequently used the term “flight to quality” to highlight the trend of buyers moving towards higher-value, sustainable areas such as lifestyle estates as a hedge against failing services.
Estates offer a secure, well-maintained environment with top amenities, including schools, plus features such as water harvesting and solar power to offset service failures. These have increased notably in significance in the market. While just 7% of the total national housing stock, estate sales made up 16.6% of the totals market and a whopping 27% of the value, generating R92.6 billion last year.
2025 Transactions in Estates
| AREA | UNITS 2025 |
VALUE 2025 |
AVE PRICE 2025 |
AVE PRICE 2020 |
5YR GROWTH |
|---|---|---|---|---|---|
| Gauteng | 14,735 | R35bn | R2.4m | R1.9m | +26% |
| W.Cape | 13,019 | R39.1bn | R3m | R1.9m | +58% |
| KZN | 2,277 | R7,6bn | R3.3m | R2.7m | +22% |
Source: Seeff/Lightstone
Estate housing prices have increased considerably over the last five years. The overall average selling price for estates is up by 32% with luxury homes achieving some of the highest prices of up to R30 million to R80 million, and rentals of up to R75,000 to R125,000 per month.
Top Estates by Price Growth over 5-Years
| ESTATE | AREA | 5YR PRICE GROWTH |
AVE PRICE | |
|---|---|---|---|---|
| 1 | Chapman’s Bay Estate | Cape Town (Noordhoek) | 52% | R6.2m |
| 2 | Boskloof Eco Estate | Cape Town (Somerset West) | 47% | R9.9m |
| 3 | Thornhill Estate | Joburg (Modderfontein) | 24% | R3.9m |
| 4 | Saddlebrook Estate | Joburg (Midrand) | 23% | R9.6m |
| 5 | Leeuwfontein Estates | Pretoria | 24% | R3.9m |
| 6 | Mooikloof Equestrian Estate | Pretoria East | 21% | R7.5m |
| 7 | Izinga Estate | Durban (Umhlanga) | 21% | R5.5m |
| 8 | Dainfern Golf Estate | Joburg (Dainfern/Fourways) | 19% | R6.1m |
| 9 | Southdowns Estate | Centurion | 17% | R6.1m |
| 10 | Monaghan Farm Estate | Centurion | 17% | R6.5m |
Source: Seeff/Lightstone
While Gauteng is home to the highest volume of estates, Cape estates achieve the highest average prices, especially Southern Suburbs estates such as Stonehurst, Silverhurst, Silvertree and Steenberg Golf Estate with prices of up to R60 million in recent years.
Aside from security, Hout Bay estates offer beautiful settings and views with prices climbing notably due to high demand and a shortage of stock in secure developments, according to Stephan Cross, manager for Seeff Hout Bay. Kenrock, Ruyterplaats and Tierboskloof have seen sales of up to R24 million. High-end rentals include Avignon (R48 000), Scott Estate (R60 000), and Ruyterplaats (R125 000). Aside from local professionals, families and semigration buyers, internationals (German, France, Belgium, UK, and the US) are also investing up to R25 million in Hout Bay.
Cape Town’s Western Seaboard is home to a number of estates, priced around R4m to R18m on average with high-end homes going to R20m-R40m, according to JP Ricketts, sales manager for Seeff Blouberg. These include top end golf estates such as Sunset Links and Atlantic Beach, and the exclusive Waters Edge Estate right on the beach.
Stellenbosch, Paarl, and Franschhoek estates are attracting high-net-worth buyers and increasingly seeing prices paid of over R20 million. Top estates include Val de Vie, Pearl Valley and Winelands Estate in Paarl, Domaine des Anges, and Fransche Hoek Estate in Franschhoek. De Zalze in Stellenbosch has seen the highest volume of sales over R20 million in recent years, according to Malieta Botha, manager for Seeff Stellenbosch. Exclusive rentals are now reaching R70,000 per month in Franschhoek and R75,000 in Paarl.
Plettenberg Bay, Knysna and George are also popular for its choice of estates including golf estates such as Fancourt, Kingswood and Oubaai in George, Pinnacle Point in Mossel Bay, and Pezula and Simola in Knysna. Plettenberg Bay has seen a boost in estate sales with Duin en See and Whale Rock Ridge achieving prices over R20 million in recent years.
Top estates in Johannesburg/Sandton North include Dainfern Golf Estate, Kyalami Estates, and Saddlebrook. Thornhill Estate in Modderfontein with its family features including lush green spaces, trails, recreational amenities, and proximity to schools is perennial top performer, according to David Ingle, licensee for Seeff Edenvale and Modderfontein.
There are at least 15 top-tier estates in Pretoria East, offering a mix of lifestyle, golf, equestrian, and game/eco environments. These have achieved strong growth of 20-30% over the last few years. While the R3 million to R8 million price range is the most active, high value sales have been recorded in Mooikloof, Woodhill, Silver Lakes, The Hills, and Lombardy Estate. Rentals of up to R95,000 per month have been achieved, driven by corporate tenants, diplomats, and international professionals seeking secure, high-quality living environments and access to leading schools, says PG van Linde, rentals manager for Seeff Pretoria East.
Centurion estates have seen growth of up to 12-20% in recent years, making these good investments. Popular estates include golf estates such as Blue Valley and Centurion Golf Estate, and estates such as Cornwall Hill and Copperleaf where homes can exceed R15 million. Midstream Estate is basically a suburb on its own, offering a choice of price points, a school in the estate and more, says Tiaan Pretorius, manager for Seeff Centurion.
While prices average from R2.2 million to R6.5 million, luxury mansions can exceed R15 million. High-end rentals can go to R45,000 to R85,000 per month, says Pretorius. Value seekers can look at Amberfield, Stone Ridge, and The Reeds for pricing in the R1.8 million to R2.4 million range.
The KZN North Coast (Umhlanga, Ballito, and Zimbali) is no longer just a holiday destination, but has evolved into a fast-growing lifestyle hub boosted by infrastructure investment and demand for secure coastal living. Active estates over the last year include Zimbali, Simbithi Eco-Estate, Brettenwood, Zululami, Izinga Estate, Hawaan Forest Estate and Mount Edgecombe Country Club Estate.
