This valuable information from three real estate agencies outlines the status of the Cape Town mid- to high-end property market, in the wake of it being voted 2025’s City of the World by Time Out Magazine.
David Jacobs - Regional Sales Manager for the Rawson Property Group
Claude McKirby - Co-Principal of Lew Geffen Sotheby’s International Realty
Richard Gray - CEO, Harcourts Real Estate
1. What areas in the R1.8 – R2.5 million bracket are considered the best?
Jacobs: I definitely have to say Cape Town's Northern Suburbs – areas like Bellville, Brackenfell, Kuilsriver, and Kraaifontein – as they have been experiencing notable activity and growth over the past few years, especially in this price range.
McKirby: In the highly sought-after Southern Suburbs and False Bay, where prices have soared in recent years due to high demand and dwindling stock, there are still pockets that offer excellent value.
Gray: Areas popular with first-time home buyers, families, investors, and retirees – with quality lifestyle and strong capital growth potential – include: Pinelands, Fish Hoek, Blouberg, Edgemead, Rondebosch, and Gardens. Also, in the Southern Suburbs, areas like Kirstenhof, Lakeside, Plumstead, Wynberg and Harfield Village offer both affordability and investment value. In False Bay, the coastal suburbs of Muizenberg, Marina da Gama, Fish Hoek and Glencairn provide excellent value compared to other Cape Town coastal areas.
2. How much house can you get for R1.8 – R2.5 million?
Jacobs: Buyers can find both sectional title units and freestanding homes. Expect 2–3 bedrooms, decent living space, and a garden. Sectional titles typically offer 1–2 bedrooms with a similar layout flow.
McKirby: In the Southern Suburbs and False Bay, options include older 2–4-bedroom homes in Plumstead and Wynberg, quaint cottages in Harfield Village, and updated homes with views in Kirstenhof and Lakeside. Coastal suburbs like Muizenberg, Glencairn, and Marina da Gama offer good value close to the beach.
Gray: Look to Pinelands for 2-bedroom apartments at around R2.4-million, or Blouberg for apartments and secure estate homes between R1.8–R2.5-million. Edgemead, Rondebosch, and Gardens also offer spacious 2-bedroom apartments within this range.
3. In the luxury high-end market: what areas are considered to provide excellent value for money and why?
Jacobs: In the Northern Suburbs, Durbanville and Zevenwacht Country Estate offer spacious properties with larger plots and secure, gated communities. These provide strong investment opportunities, with prices ranging from R3.5 million to R20 million or more.
McKirby: Constantia has always been a solid investment. Its properties hold value well, even during downturns. Sub-areas like Constantia Lower and Constantia Hills allow buyers an accessible entry point, while larger homes in Upper Constantia can range from R10 million to R80 million. Erfs here are traditionally large, with established gardens and unique lifestyles.
Gray: Blouberg, Milnerton, the Cape Town Northern Suburbs, and Simons Town offer high-end homes ranging from R8 million to R25 million. Each area offers different value propositions depending on location and lifestyle needs.
4. What are the major attractions of these properties and areas?
Jacobs: A tranquil suburban lifestyle with proximity to shopping centers, restaurants, business parks, the Durbanville wine route, and top schools like Curro Durbanville. Quick access to the N1 for commuting to the CBD, Stellenbosch, and Paarl.
McKirby: Constantia, Cape Town’s oldest suburb, offers a rich history, vineyards, and tranquil country_
Gray: In Blouberg, Milnerton, and Simons Town, ocean proximity, quality medical care, good schools, and modern infrastructure attract buyers. In the Northern Suburbs, the relaxed pace, outdoor activities, and access to top amenities make it a sought-after family location.
Cape Town's investment edge: why buyers are making their move
Over the past five years, Cape Town’s residential property market has outperformed most of South Africa’s metros in terms of capital appreciation. In 2024 alone, house prices in the Western Cape rose by 6.5% year-on-year, compared to the national average of 3.9%, according to Lightstone data. This growth has been particularly strong in suburbs along the Southern Peninsula, Northern Suburbs, and Atlantic Seaboard—driven by post-pandemic lifestyle changes, semigration trends, and strong investor confidence.
Buyer demand continues to surge, particularly from Gauteng-based semigrants. Security estates, lock-up-and-go apartments, and family homes near top schools are especially sought-after. While the luxury market remains resilient, entry-level properties under R3 million are also thriving, offering both affordability and attractive rental yields in up-and-coming areas.
Key trends and hotspots:
| Top-performing suburbs | High-demand buyer profiles | In-demand property types | Affordable, high-yield areas | Luxury investor favourites |
|---|---|---|---|---|
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Top 10 Rental Search Hotspots
| Ranking | Area | Suburb |
|---|---|---|
| 1 | Tableview and Blouberg | Parklands |
| 2 | Cape Town City Bowl | Cape Town City Centre |
| 3 | Goodwood | Goodwood |
| 4 | Tableview and Blouberg | Tableview |
| 5 | Bellville | Bellville Central |
| 6 | Southern Suburbs | Rondebosch |
| 7 | Atlantic Seaboard | Sea Point |
| 8 | Cape Flats | Mitchells Plain |
| 9 | Southern Suburbs | Claremont |
| 10 | Cape Town City Bowl | Observatory |
Top 10 Most Searched Areas For Sale
| Ranking | Area | Suburb |
|---|---|---|
| 1 | Cape Flats | Mitchells Plain |
| 2 | Tableview and Blouberg | Parklands |
| 3 | Cape Flats | Athlone |
| 4 | Atlantic Seaboard | Sea Point |
| 5 | Southern Suburbs | Claremont |
| 6 | Cape Flats | Blue Downs |
| 7 | Southern Suburbs | Constantia |
| 8 | Goodwood | Goodwood |
| 9 | Tableview and Blouberg | Tableview |
| 10 | Kuilsriver | Kuilsriver |
Cape Town’s public transport options
MyCiTi Bus
Cape Town’s official Bus Rapid Transit (BRT) system, known for its safety, reliability, and dedicated lanes.
- Fares: Approximately R11.50–R35.50, depending on distance and time of day.
- myconnect Card: Required for travel; costs R40.
- Note: The airport route is currently suspended.
Minibus taxis
Informal and widely used, these taxis operate on flexible routes throughout the city.
- Fares: Typically R10–R50, depending on distance.
- Payment: Cash only.
- Note: While affordable, they may not adhere to strict safety or maintenance standards.
Golden Arrow buses
A long-standing bus service covering extensive routes across Cape Town.
- Fares: Generally R10–R25, varying by route and distance.
- Payment: Cash.
- Note: The company is introducing 120 electric buses to its fleet.
Ride-hailing services (Uber, Bolt, InDrive)
App-based services offering convenient door-to-door transport.
- Fares: Typically R30–R150, depending on distance and demand.
- Payment: Cash or card, depending on the service.
- Note: Some areas may have limited service due to safety concerns.
Metrorail trains
Suburban rail services connecting various parts of Cape Town.
- Fares: Starting from R7.50, depending on the route.
- Payment: Cash or card.
- Note: Service reliability and safety can vary; caution is advised, especially during off-peak hours.
Disclaimer: Transport services and fares are subject to change. Always check with the relevant service providers for the latest updates before planning your trip.
