The five top suburbs in the country now boasting an average house price upwards of R20 million are all located in Cape Town – which makes up 9 of the top 10 suburbs by price value for this year, according to the Seeff Property Group. Only Sandhurst in Sandton/Johannesburg features in the top ten, now ranked 7th (from 4th last year), with an unchanged average price of R16.5 million over two years.
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A record 146 properties have sold for over R20 million, generating over R5 billion in value for this year so far – exceeding the total for the whole 2024-year in volume and value. 15 of these sold for over R50 million with 4 priced over R100 million (two each in Clifton and Constantia). Record prices already achieved include R65 million for an apartment (Bantry Bay) and R104.5 million for a house (Constantia Upper), both sold by Seeff.
Seeff chairman, Samuel Seeff, says where the wealthy are buying and investing is a clear signal of confidence, and indicates where the market strength lies. Cape Town stands in direct contrast to the country’s economic and wealth heartland, the Gauteng metros, Johannesburg/Sandton in particular.
Prices in Johannesburg/Sandton have largely stagnated with only a few sales over R20 million, and high-end suburbs such as Dunkeld, Westcliff, Hyde Park, Illovo, Inanda, and Bryanston now averaging around R5m-R10m.
In contrast, Cape Town’s high-net-worth suburbs have surged further in value. The top five suburbs include Clifton (R25m), Bantry Bay R23m), Llandudno (R21.5m), Constantia Upper (R21.4m) and Bishopscourt (R20.9m).
A Bishopscourt property in Oosterzee Heights Street sold for R44.75m.
The top ten list
The top ten list includes six Atlantic Seaboard suburbs plus Higgovale in the City Bowl, and Constantia Upper and Bishopscourt in the Southern Suburbs. Notably, a further 27 Cape Town suburbs boast an average price which falls into the R5m to R10m range.
Ross Levin, licensee for Seeff Atlantic Seaboard says the high demand and prices paid for properties on the Atlantic Seaboard are driven https://atlanticseaboard.seeff.com/by the unique combination of demand and scarcity. The location between the mountain and sea creates a lifestyle offering that is simply unmatched, and since there is limited supply of land and property, it inevitably pushes up values.
Constantia Price Drive property sold for R42m.
SA’s Top Ten Super Luxury Suburbs by Average Selling Price in 2025
|
RANK |
SUBURB |
AREA |
MEDIAN PRICE | HIGHEST PRICE | R20M+
SALES |
| 1 | Clifton | Atlantic Seaboard | R25.0m | R157.5m & R170m | 8 |
| 2 | Bantry Bay | Atlantic Seaboard | R23.0m | R65m/R67m | 13 |
| 3 | Llandudno | Atlantic Seaboard | R21.5m | R27m | 4 |
| 4 | Constantia Upper | Southern Suburbs | R21.4m | R104.5m | 21 |
| 5 | Bishopscourt | Southern Suburbs | R20.9m | R55m | 16 |
| 6 | Higgovale | City Bowl | R17.0m | R30.8m | 7 |
| 7 | Sandhurst | Sandton/Joburg | R16.5m | ||
| 8 | Camps Bay | Atlantic Seaboard | R16.2m | R89.7m | 24 |
| 9 | Fresnaye | Atlantic Seaboard | R13.4m | R38m | 12 |
| 10 | Waterfront | Atlantic Seaboard | R12.1m | R44m | 9 |
Source: Seeff (based on Lightstone/Propstats data).
Consequently, Levin says, adjacent suburbs have also seen notable price hikes such as Sea Point (R6m), Green Point (R7.8m) and Three Anchor Bay (R6.2m). In the City Bowl, these include Oranjezicht (R10.4m), Tamboerskloof (R8.75m), Devil’s Peak Estate (R7m), Gardens (R6.35m), Vredehoek (R5.6m).
The Southern Suburbs has experienced two tremendous years with high volumes of R20m plus sales in Constantia and Bishopscourt as well as a few high value sales in Claremont Upper, Newlands and Rondebosch.
Francois Venter, lead agent for Seeff Constantia, says prices are up by 16% in Constantia Upper, and 10% in Bishopscourt, well above inflation, representing real growth for property owners. Meanwhile stock levels have dropped by a massive 45%, providing an incentive for sellers who want to capitalise on the market. He also notes that there is an increasing number of off-market sales as sellers do not always want to formally list their properties, but are open to offers.
Seeff says the market expects a bumper summer season with international buyers set to return to the market, and enquiries already coming through to agents. Additionally, a steady stream of semigration along with internationals from the UK, Germany and other European countries are now looking to shift funds or move here permanently to escape some of the challenges in Europe.
Note: Statistics from Propstats and Lightstone.
Top picture: A Bantry Bay property in De Wet Road sold for R48m.
