Introduction
While some areas in South Africa unfortunately suffer from a housing crisis, much of the more developed areas of the country, such as Cape Town and Johannesburg, are havens for expats who earn in foreign currency. Understanding which areas are the right areas to look in can be challenging, but there are a whole host of options for those looking to do research before making the move to South Africa.
Renting Or Buying
Most foreigners moving to South Africa on temporary visas will opt into long-term accommodation during their stay, although it is not always easy. Sometimes you will have to pay for the full rental amount to qualify for the rental. If you intend to pay in monthly instalments, rental agencies will likely require you to have a temporary residence and proof of income.
You must also ensure you have a visa if you intend to rent or buy in South Africa, as landlords can only legally rent to foreigners with them. Buying is another matter entirely, as you will most likely have to have a long-term visa, which will also allow you access to South African bank accounts.
Best Areas to Consider for Expats
The areas one considers living in depend entirely on one’s self-interests. If you want more urban areas, coastal views, or to be surrounded by vast nothingness, thankfully, South Africa has got you covered.
The most settled cities in South Africa by expats are Cape Town, Johannesburg, Pretoria, and Durban. Each city has its charms and quirks, and each has a certain thing people chase when moving there.
Johannesburg
Johannesburg, or “Joburg”, with special attention to Rivonia, is considered the best for young professionals as it is incredibly affordable when compared to the rest of South Africa. For being the economic hub of Africa, there are a plethora of options for those in finance, telecoms, and technology. There are also plenty of options available for those in mining.
Johannesburg is also a great place for families and those seeking a little more stability – you need to consider well where to live though as some areas may be unsafe – where there are plenty of options available for education, hospitality, and retail sectors.
The housing situation is good as well with regards to affordability and proximity to work, although in places like Sandton, you can find much more luxurious options for entertainment and housing, more suited for high-earning expats.
Cape Town
Cape Town is filled with pristine and picturesque scenery in the forms of wildlife, mountains, and beaches, but it is only a small part of the reason so many people choose to relocate there.
The city boasts one of the best cultural and diverse melting pots in the world, with superb food and wine from both local and international hotspots.
The biggest issue Cape Town faces is that of crime. However, this situation is being rectified, and personal safety is consistently being improved.
While Joburg is certainly a great place for those looking to work in tech, Cape Town is one of Africa’s tech innovators with an incredible amount of support for entrepreneurs and startups in Information Technology.
Cape Town also faces the issue of being quite expensive when compared to the rest of the country, with some of the more sought-after areas such as Sea Point and Camps Bay reserved often for those with high net worths.
Thankfully, Cape Town, and the province of the Western Cape as a whole, has multiple options for those looking for city, suburban, or beach-front town living.
Durban
Durban is, out of the three options mentioned here, the least expensive in which to live, especially with regards to housing and rent, which is overall around 20% cheaper.
Durban’s high-quality healthcare is also relatively cheap, comparatively, but it’s important to ensure you have adequate health insurance.
Durban is also renowned for its stunning coastline, situated on the Indian Ocean, and the port of Durban is home to uShaka Marine World and Ardington Beach, with the glamorous golden sands of the beach known lovingly as the Golden Mile.
Durban’s cuisine is also as extensive as it is delectable as it is home to the largest Indian expat community outside of India.
Types Of Property In South Africa
Apartments
Apartments in South Africa are referred to as “flats” and are usually quite affordable, even more so for foreigners, but in the more affluent neighbourhoods, such as Sea Point in Cape Town, studio apartments or bachelor flats can end up on the more pricy side.
Cape Town’s CBD and Johannesburg are full of high-quality apartment blocks.
Freestanding Houses
Freestanding houses mostly found in the suburbs are understandably much pricier and usually only the concerns of those looking for long-term stays in South Africa; usually considered by those moving with a family, or retiring in South Africa.
Due to the increasing housing crises, freestanding houses are often bought by wealthy foreigners who intend to rent out the homes for locals.
Townhouses
The more affordable version of freestanding houses are townhouses, or semi-detached houses, like the ones found in built-up areas such as Woodstock and Bo-Kaap in Cape Town, which are compact multi-storey homes joined to an adjacent house, usually with small gardens, or front patios, or “stoeps”.
Woodstock and Bo-Kaap in Cape Town are well-known for these.
Security Complexes
Also known as gated communities, security complexes are secure housing developments with controlled entry. They are usually some of the safest alternatives to living, albeit quite pricey, but are the closest thing you will find to most communities in the United States.
There are very often shared facilities such as communal pools, outdoor braai areas, parks, and clubhouses.
Examples in Johannesburg are Rivonia; in Cape Town, you can consider Constantia.
Garden Cottages
These are known as granny flats and are small homes that can be found on the properties of much larger freestanding homes, usually with a studio-style open-plan layout, sometimes with separate bedrooms.
Plenty of examples can be found in and around the Western Cape.
Average Prices across the board are as follows, although it would be best to do as much research as you can:
Johannesburg:
Apartments/Flats:
- 1-Bedroom: ZAR 6,000 – 12,000 per month
- 2-Bedroom: ZAR 8,000 – 18,000 per month
Houses
- 2-Bedroom: ZAR 10,000 – 20,000 per month
- 3-Bedroom: ZAR 15,000 – 35,000 per month
Cape Town:
Apartments/Flats:
- 1-Bedroom: ZAR 8,000 – 15,000 per month
- 2-Bedroom: ZAR 12,000 – 25,000 per month
Houses
- 2-Bedroom: ZAR 12,000 – 25,000 per month
- 3-Bedroom: ZAR 18,000 – 40,000 per month
Durban
Apartments/Flats:
- 1-Bedroom: ZAR 5,000 – 10,000 per month
- 2-Bedroom: ZAR 7,000 – 15,000 per month
Houses
- 2-Bedroom: ZAR 8,000 – 18,000 per month
- 3-Bedroom: ZAR 12,000 – 30,000 per month
Pretoria
Apartments/Flats:
- 1-Bedroom: ZAR 5,000 – 9,000 per month
- 2-Bedroom: ZAR 7,000 – 14,000 per month
Houses
- 2-Bedroom: ZAR 8,000 – 16,000 per month
- 3-Bedroom: ZAR 12,000 – 25,000 per month
Property Search Options
When looking for a new home in a new country, it’s important to do vast amounts of research and useful to get an idea about the housing market when browsing the various property websites.
Property Search Sites
There are several websites available at your disposal for both short-term and long-term rental and purchasing options.
Online sites include, but are not limited to:
- Private Property
- Major platform with comprehensive listings
- Property24
- One of South Africa’s leading property websites offering both sales and rental listings.
And for more short-term rentals, there are these sites available:
- Airbnb.co.za
- Gumtree.co.za
Always be careful when approaching those advertising short-term rentals, as there are a wide variety of individuals looking to make a quick buck off of unassuming foreigners. As always, take caution.
Property Agents
There are so many agency options throughout South Africa, but the more private options should be taken with a grain of salt, and research should be done accordingly.
The more popular agencies, which you can find pretty much all through the country, are as follows:
- Engel & Voelkers
- Pam Golding
- Rawson
- ReMax
- Seeff
Among all these options, one should also consider investigating expat forums and groups, such as Expat.com and InterNations, or search Facebook groups like “Americans in South Africa” for more recommendations from expats in South Africa.
How To Rent Property in South Africa
Renting property in South Africa as a foreigner involves several steps to ensure legality, security, and a smooth rental process.
Before renting a property in South Africa, ensure you have a valid visa that permits you to do so. Landlords are legally required to verify your visa status before renting to you. Different types of visas may have varying permissions regarding renting property, so it’s crucial to understand what your specific visa allows.
Conduct thorough research on the areas where you are interested in renting. Consider factors such as safety, proximity to work or schools, amenities (like shopping centres, hospitals), and public transportation options. South Africa has a diverse range of neighbourhoods with varying characteristics, so understanding these nuances is essential.
After selecting a suitable property, you will need to sign a rental agreement with the landlord or the rental agency. This agreement outlines the terms and conditions of the rental, including the rental amount, duration of the lease, responsibilities for utilities (like water and electricity), rules regarding pets, and any additional clauses specific to the property.
Typically, landlords require a security deposit upfront, which is usually equivalent to one or two months’ rent. Additionally, you may need to pay the first month’s rent in advance. Ensure that all payments are documented with receipts or bank transfers for transparency and record-keeping purposes.
Clarify with the landlord or rental agency who is responsible for paying utilities such as water, electricity, and internet. Maintenance responsibilities should also be clearly outlined in the rental agreement. Some properties include these costs in the rent, while others require tenants to set up their accounts with utility providers.
Finally, verify that the rental agreement complies with South African rental laws and regulations. These laws protect both landlords and tenants and cover aspects such as lease termination, eviction procedures, rental increases, and tenant rights. It’s advisable to have a legal professional or knowledgeable advisor review the rental agreement before signing if you have any doubts.
Pros and Cons of Living in South Africa
South Africa is wonderful, for a multitude of reasons, but there are also a wide variety of reasons why South Africa can be a stressful move for some.
Pro: LGBTQ+ Safe
Cape Town is widely known as being the gay capital of Africa, and South Africa’s constitution is quite accepting and officially recognises same-sex marriage.
Naturally, some areas will have trouble, but that is the same for all parts of the world. For the most part, however, South Africa is safe for LGBTQ+ expats.
Pro: Friendly And Welcoming
South Africans are some of the friendliest people in the world, and most of the communities that expats find themselves in are accepting and laid-back. There will always be options for expats to find groups of people with the same if not similar interests.
Con: Crime
Expats will need to be hyper-aware of the plague that is the crime rate of South Africa, as it is unfortunately one of the highest in the world. Foreigners must take more than sensible safety precautions to reduce the chance of being seen as an easy target.
Con: Loadshedding
Since 2007, South Africa has been experiencing rotational blackouts, known as Load Shedding, whereby the national electricity supplier will turn the power off for several hours of the day.
The level of load shedding can be altered on a daily or weekly basis, but some areas such as Cape Town have done their utmost to mitigate the issues that have arisen because of the dilemma.
This includes cities and areas fitted with surge-protector plugs, solar panels, inverters for WiFi, and gas stoves.
Conclusion
One of the most effective ways of searching for accommodation in South Africa, and the most often used method with expats, is making use of local property agents. They are considered quite trustworthy and more often than not the best ways of finding the best prices.
Whether considering Cape Town’s stunning mountains, Durban’s golden sands, or Joburg’s bustling metropolis, South Africa has options for all expats looking to settle. All it takes is the proper amount of research.
Written by Andreas Krensel, Managing Director
Edited by Simon Carletti, PR and Creative Supervisor
