Pretoria property trends: SA’s new property hotspot

Published in July 2025

Pretoria is fast becoming one of South Africa’s most sought-after cities to live in, with recent bond application data pointing to a significant uptick in buyer interest.

“Over the past 12 months, there has been a 26.7% increase in bond applications in the Greater Pretoria region, almost double the growth recorded in the Western Cape,” says Bradd Bendall, BetterBond’s National Head of Sales. Although the Western Cape is still the country’s semigration capital, Bendall says Pretoria property trends are showing strong upward momentum, thanks in part to a boom in new residential developments, especially in student housing. “Investment in new developments providing student accommodation is driving much of this demand,” he says. TPN has reported an 18% year-on-year increase in semigration buyers entering the market since 2021.

Student living drives demand

Pretoria is home to South Africa’s largest residential university, with around 56 000 students enrolled at the University of Pretoria. A projected 2.25% population growth in the Pretoria metro this year is further fuelling the demand for accommodation. “Massive investment in modern, sectional title accommodation has transformed Brooklyn, where the main university campus is situated. These options are particularly appealing to students coming to Pretoria from other parts of the country,” says Bendall. A prime example is iQ Brooklyn, a secure luxury complex offering bachelor, one- and two-bedroom units within walking distance of the university. With its expanding student population and ongoing demand for rentals, Pretoria is becoming a smart choice for buy-to-let investors, Bendall adds.

Reverse semigration

Pretoria has now surpassed the Western Cape in terms of bond application volumes – a shift driven in part by reverse semigration. “Many of the families who relocated to the Western Cape for the coastal lifestyle have decided to return to the administrative capital where property is affordable and the cost of living is comparatively lower,” explains Bendall. With some suburbs in the Western Cape experiencing increased traffic congestion, high-density developments and disruptive infrastructure upgrades, buyers are considering alternatives. “Pretoria offers a range of property types and plenty of ‘elbow room’ – with ample green spaces and recreational facilities,” he says. Many buyers opt for secure living in luxury estates such as Silver Lakes, Woodhill Golf Estate and Mooikloof Equestrian Estate.

Service delivery

For frustrated residents of Johannesburg’s northern suburbs, where water disruptions and poor road maintenance are becoming increasingly common, Pretoria also presents a welcome alternative. “Service delivery in Pretoria is perceived to be better than in many parts of Johannesburg,” Bendall adds. These buyers tend to buy in luxury estates that offer a family-orientated, secure lifestyle. Lightstone has previously reported that the City of Tshwane is the most popular municipality in Gauteng for relocation, while Pretoria seems to be the most popular town.

Value for money

This is largely because Pretoria offers comparative value for money, with data from Lightstone showing that most property sales in the metro fall within the R800 000 to R2 million range. BetterBond’s July 2025 Property Brief reports a national average purchase price of R1.28 million for first-time buyers over the past year. “This means that property in Pretoria is accessible and appealing to new buyers looking to enter the property market,” says Bendall. Buyer activity is fairly evenly distributed among age groups, according to data from Property24, suggesting that Pretoria has a varied offering. Almost 37% of buyers in the past year were aged 36 to 49, followed by the 18 to 35 age cohort who accounted for close to 29% of all sales.

Premium educational opportunities

The high percentage of buyers likely to have families attests to Pretoria’s excellent offering of educational institutions, notes Bendall. “Pretoria is home to some of the top schools in the country. Many families, especially where there is an option to work remotely if their employment is in Johannesburg, have bought properties close to these schools.” Suburbs such as Garsfontein and Menlo Park are well located for premium schools in the area.

Close to the seat of power

Home to several key government offices, Pretoria continues to attract civil servants with its relatively affordable housing. Arcadia, located near the iconic Union Buildings, has experienced house price inflation of more than 300% over the past decade, according to data from The African Investor. The area’s growing appeal is bolstered by convenient access to public transport, including the Gautrain and A Re Yeng bus networks, which ease commuting within the city. As the official seat of government, the Union Buildings serve as a base for many cabinet ministers and senior staff, who typically reside in Pretoria and travel to Cape Town for parliamentary sessions as needed.

With its combination of affordability, diverse housing options and educational and economic opportunities, Pretoria is no longer just the country’s administrative capital, it is rapidly becoming South Africa’s residential one, too. Pretoria property trends attest to these developments in the property market.