Knowing what tenants actually pay in your area is essential — whether you’re setting rent on a new listing, evaluating a purchase, or benchmarking your existing portfolio. Underprice and you leave money on the table. Overprice and your property sits vacant.
This guide compiles the latest rental data for South Africa’s three largest metros: Cape Town, Johannesburg, and Durban. We break it down by suburb tier, property type, and bedroom count to give you actionable benchmarks for 2026.
Data sources: TPN Vacancy Survey, PayProp Rental Index, Lightstone Property, StatsSA, and proprietary data from the Indlu platform. Figures represent median asking rents as of Q1 2026 and should be used as indicative benchmarks — actual rents vary by property condition, exact location, and lease terms.
Cape Town
Cape Town remains South Africa’s highest-demand rental market, driven by semigration, remote workers, and the Western Cape’s reputation for governance and safety. Vacancy rates are the lowest in the country.
CBD and City Bowl
| Type | Avg Rent | Range |
|---|
| Studio / 1-bed apartment | R9,500 | R7,000–R14,000 |
| 2-bed apartment | R14,000 | R10,000–R22,000 |
| 3-bed apartment | R20,000 | R15,000–R30,000 |
- Vacancy rate: ~3-5%
- Demand drivers: Young professionals, remote workers, proximity to offices and nightlife
- Trend: Rents up 6-8% year-on-year, demand outstripping supply
Atlantic Seaboard (Sea Point, Green Point, Mouille Point)
| Type | Avg Rent | Range |
|---|
| Studio / 1-bed apartment | R12,000 | R8,500–R18,000 |
| 2-bed apartment | R18,000 | R13,000–R28,000 |
| 3-bed apartment / house | R28,000 | R20,000–R50,000+ |
- Vacancy rate: ~4-6%
- Demand drivers: Lifestyle renters, expats, Airbnb overflow into long-term
- Trend: Premiums holding steady; high-end properties take longer to let
Southern Suburbs (Claremont, Newlands, Rondebosch, Kenilworth)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R7,500 | R5,500–R10,000 |
| 2-bed apartment | R11,000 | R8,000–R15,000 |
| 3-bed house | R18,000 | R14,000–R25,000 |
| 4-bed house | R25,000 | R18,000–R35,000 |
- Vacancy rate: ~3-5%
- Demand drivers: Families, university proximity (UCT, SACS), schools
- Trend: Consistent demand; family homes in school catchment areas command premiums
Northern Suburbs (Bellville, Durbanville, Brackenfell, Kraaifontein)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R6,000 | R4,500–R8,000 |
| 2-bed apartment | R8,500 | R6,500–R11,000 |
| 3-bed house | R12,000 | R9,000–R16,000 |
| 4-bed house | R16,000 | R12,000–R22,000 |
- Vacancy rate: ~4-6%
- Demand drivers: Families, value seekers, Stellenbosch commuters
- Trend: Rents growing steadily at 5-7% year-on-year; Durbanville particularly strong
Helderberg (Somerset West, Strand, Gordon’s Bay)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R6,500 | R5,000–R8,500 |
| 2-bed apartment | R9,000 | R7,000–R12,000 |
| 3-bed house | R13,000 | R10,000–R18,000 |
- Vacancy rate: ~5-7%
- Demand drivers: Semigrants from Gauteng, retirees, lifestyle seekers
- Trend: One of the fastest-growing rental markets in the Western Cape
Johannesburg
Johannesburg’s rental market is South Africa’s largest by volume but more fragmented than Cape Town’s. Returns can be excellent in the right areas, but vacancy and arrears risk is higher.
Sandton and Surrounds (Sandton, Morningside, Rivonia)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R8,500 | R6,000–R12,000 |
| 2-bed apartment | R12,000 | R9,000–R18,000 |
| 3-bed townhouse/house | R18,000 | R14,000–R28,000 |
| 4-bed house | R25,000 | R18,000–R40,000 |
- Vacancy rate: ~6-9%
- Demand drivers: Corporate professionals, expats, proximity to JSE and financial services
- Trend: Stable; new apartment supply keeping rent growth modest at 3-5%
Midrand (Midrand, Carlswald, Sagewood)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R6,500 | R4,500–R8,500 |
| 2-bed apartment | R8,500 | R6,500–R11,000 |
| 3-bed townhouse | R11,000 | R8,500–R14,000 |
- Vacancy rate: ~5-7%
- Demand drivers: Gautrain accessibility, corporates between Sandton and Pretoria
- Trend: Strong and growing; excellent yields for the price point
Fourways / Lonehill / Dainfern
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R7,000 | R5,000–R9,000 |
| 2-bed townhouse | R10,000 | R7,500–R13,000 |
| 3-bed house | R15,000 | R11,000–R22,000 |
| 4-bed house | R20,000 | R15,000–R30,000 |
- Vacancy rate: ~5-8%
- Demand drivers: Families, international schools, lifestyle estates
- Trend: Steady demand; estates with good security command premiums
Johannesburg CBD and Braamfontein
| Type | Avg Rent | Range |
|---|
| Studio / 1-bed | R4,500 | R3,000–R6,500 |
| 2-bed apartment | R6,500 | R4,500–R9,000 |
- Vacancy rate: ~10-15%
- Demand drivers: Students, entry-level workers, affordability
- Trend: Yields look attractive on paper but arrears rates are the highest in the country; active management essential
South Rand (Alberton, Meyersdal, Glenvista)
| Type | Avg Rent | Range |
|---|
| 2-bed townhouse | R7,500 | R5,500–R9,500 |
| 3-bed house | R10,000 | R8,000–R14,000 |
- Vacancy rate: ~6-8%
- Demand drivers: Value-oriented families, proximity to OR Tambo
- Trend: Affordable area with consistent demand; yields often outperform northern suburbs
Durban (eThekwini)
Durban offers more affordable entry points than Cape Town or Johannesburg, but the rental market is smaller and more localised. Coastal areas benefit from holiday and retirement demand.
Umhlanga (Umhlanga Rocks, Ridge, New Town Centre)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R8,000 | R6,000–R11,000 |
| 2-bed apartment | R11,000 | R8,500–R16,000 |
| 3-bed house/townhouse | R16,000 | R12,000–R22,000 |
- Vacancy rate: ~5-7%
- Demand drivers: Professionals, semigrants from inland, lifestyle
- Trend: Umhlanga New Town Centre driving new supply; rents growing 4-6%
Durban North and Surrounds (Durban North, Glenashley, La Lucia)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R6,000 | R4,500–R8,000 |
| 2-bed apartment | R8,500 | R6,500–R11,000 |
| 3-bed house | R12,000 | R9,000–R16,000 |
- Vacancy rate: ~6-8%
- Demand drivers: Families, proximity to schools and beaches
- Trend: Stable market with moderate growth
Ballito and Salt Rock (KwaDukuza)
| Type | Avg Rent | Range |
|---|
| 1-bed apartment | R6,500 | R5,000–R9,000 |
| 2-bed apartment | R9,500 | R7,000–R13,000 |
| 3-bed house | R14,000 | R10,000–R20,000 |
- Vacancy rate: ~6-9%
- Demand drivers: Retirees, holiday makers transitioning to long-term, Durban commuters
- Trend: Growing fast; new developments expanding supply
Durban CBD and Berea
| Type | Avg Rent | Range |
|---|
| Studio / 1-bed | R3,500 | R2,500–R5,000 |
| 2-bed apartment | R5,500 | R4,000–R7,500 |
- Vacancy rate: ~12-18%
- Demand drivers: Affordability, students (UKZN, DUT)
- Trend: Similar to Johannesburg CBD — high theoretical yields offset by high vacancy and arrears
Pretoria (Tshwane)
A brief mention of Pretoria, which increasingly functions as part of the greater Gauteng rental market:
Key Suburbs
- Centurion (Centurion, Irene, Midstream): 2-bed apartments R7,500–R10,000, 3-bed houses R11,000–R16,000
- Hatfield / Arcadia: 1-bed apartments R5,000–R7,500 (strong student demand from UP and Tuks)
- Waterkloof / Brooklyn: 3-bed houses R14,000–R22,000 (embassy and professional demand)
- East of Pretoria (Garsfontein, Moreleta Park): 3-bed houses R10,000–R15,000
Vacancy rates in Pretoria range from 5-8% in desirable suburbs to 10%+ in oversupplied areas.
Year-on-Year Trends
Several macro trends are shaping rental prices across all metros:
- Semigration to the Western Cape continues to push Cape Town rents up faster than the national average
- Interest rate cuts in late 2025/early 2026 are improving buyer affordability, which may slow rent growth slightly as some tenants become buyers
- Load shedding abatement has renewed confidence in the market broadly
- New apartment supply in areas like Umhlanga New Town Centre, Sandton, and Midrand is moderating rent growth in those nodes
- Remote work continues to benefit lifestyle areas (Ballito, Somerset West, Stellenbosch) at the expense of pure CBD locations
What This Means for Landlords
- Don’t set rent in a vacuum. Research comparable properties in your specific suburb and adjust for condition, size, and amenities
- Review rent annually. If you haven’t increased in two years, you may be 10-15% below market
- Factor vacancy into your yield calculation. A suburb with 15% vacancy needs significantly higher rents to match a suburb with 3% vacancy on a yield basis
- Watch new supply. Large new developments in your area will put downward pressure on rents until the market absorbs them
For help calculating whether your properties are delivering competitive returns, see our rental yield calculator guide.
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