Where to buy your next house

Home may still be where the heart is, but there have been some noticeable shifts in the FM’s annual top suburbs rankings — the 10th year in which we’ve partnered with research and analytics group Lightstone.

The survey ranks individual neighbourhoods and estates in the four major metros (Cape Town, Joburg, Pretoria and Durban) in terms of capital growth performance over one, three and five years across three price categories: the middle segment (suburbs where houses sell for an average R1m-R3m); the high end (R3m-R6m); and the luxury market (more than R6m).

Cape Town

Though the Atlantic seaboard is still widely regarded as the Mother City’s poshest stretch of real estate, former winners Fresnaye and Camps Bay have been replaced by Stonehurst Mountain Estate, Silverhurst Estate and Erinvale Country & Golf Estate.

The dominance of gated communities in countrified settings in this year’s luxury, R6m-plus category has no doubt been driven by the pandemic-related "race for space", on the back of the remote-working trend and increased demand for on-site outdoor activities as a lockdown antidote.

Sally Gracie, principal of Chas Everitt Cape Town south, ascribes Stonehurst’s popularity to its central location, roughly midway between Constantia, Noordhoek and Muizenberg. It is close to the southern suburbs’ top schools and offers residents access to walking, hiking, mountain-bike and rock-climbing trails.

Kirstenbosch National Botanical Garden, the beautiful beaches of False Bay, Cape Point nature reserve, Tokai forest and the Constantia wine route are within reach. So, too, are Blue Route Mall and Constantia Village.

Stonehurst has a contemporary architectural style, with abundant use of stone and timber. Prices start at R3.5m for vacant stands and at R4.4m for townhouses. Standalone houses range from R7m-R15m.

Exclusive Silverhurst, set amid beautifully landscaped gardens and vineyards deep in the Constantia valley, offers gracious living with a relaxed country vibe.

James Lewis, licensee for Seeff southern suburbs, says residents can enjoy long walks along the estate’s lake and meandering pathways within a strictly access-controlled environment. Top wine estates, restaurants, golf courses and schools are nearby. Prices range from R8m-R28m.

Louise Varga, Pam Golding Properties area manager in Somerset West, says Erinvale attracts a range of buyers, but is particularly sought-after among swallows from Switzerland, Germany and the UK. The golf estate borders the scenic Helderberg nature reserve and Lourensford wine farm.

Varga says properties span a wide price range — from apartments and townhouses to large mansions, priced from R4.5m-R28m.

Off-the-beaten-track Scarborough is a new entrant to Cape Town’s high-end rankings. It appeals to those in search of a leisurely, coastal lifestyle away from the crowds. The small seaside hamlet is situated on the Cape Peninsula, between Misty Cliffs and the Cape Point National Park, and is a popular surf spot. Homes are priced from about R3.5m-R10m.

Durbanville’s Vierlanden, Aurora and Kenridge, ever popular for their value-for-money proposition, shine over one year in the R3m-R6m category, while the northern suburbs also dominate in the R1m-R3m band.

Northpine (Brackenfell) and Highbury (Kuilsriver) both notched up 54% price growth over the past five years, placing them as the overall highest-growth suburbs across all four cities. Estate agents say activity in these areas has been buoyed by first-time buyers looking to upgrade from nearby townships and the Cape Flats.

Joburg

Hyde Park and Sandhurst, the old-money enclaves traditionally favoured by Joburg’s super rich, have been pipped to the post by gated estate Dainfern Valley, in Fourways on the city’s northern outskirts.

Atholl and Hurlingham, both close to the Sandton CBD, also count among the city’s top three luxury suburbs in this year’s survey.

Dainfern Valley’s drawcards include 7km of walking/cycling/jogging trails along the Jukskei river, as well as various parks (including an off-lead dog park), picnic spots, tennis courts and a communal pool.

Richard Miller, Dainfern area specialist for Chas Everitt International, says residents can become members of the neighbouring Dainfern Golf Estate and have direct access via golf cart to Dainfern College.

The estate spans 17ha and consists of 335 standalone properties that vary between 400m² and 900m² under roof, on stands averaging 1,000m². Prices start at R4.5m, while large, opulent homes can fetch up to R28m.

Seeff Sandton MD Charles Vining says leafy Atholl appeals to buyers looking for older, well-kept homes in an established neighbourhood near the Sandton CBD and top private schools, including St David’s Marist, St Stithians and St John’s.

The suburb also has a selection of newer, contemporary-designed clusters ranging from R9m-R15m.

Cedar Lakes, alongside the Broadacres Lifestyle Centre, also in the Fourways area, reigns supreme over one, three and five years.

Philip Myburgh, Fourways director of Lew Geffen Sotheby’s International Realty, says the estate offers tranquillity amid parklands, dams and lakes stocked with various species of fish.

The estate is known for its sense of community. On-site recreational facilities include tennis courts, a multipurpose court for soccer, cricket and netball, a swimming pool and a clubhouse with restaurant and pub.

Compact three-bedroom starter homes suitable for younger families are priced from about R2.5m. Larger homes have price tags up to R7m.

Fourways gated communities Dainfern Ridge and Fourways Gardens also continue to enjoy strong demand from high-income buyers.

Myburgh says family-friendly Fourways Gardens offers 943 homes, most of which are freestanding on plots of 900m²-1,700m². The estate also has two small townhouse and apartment complexes.

Houses are priced from R2.7m-R9.5m, townhouses from R2.5m-R3m and apartments from R1.5m.

Interestingly, the southern suburbs of La Rochelle, Regents Park and Kenilworth feature for the first time among Joburg’s high-growth neighbourhoods. They are particularly sought-after among first-time buyers in search of affordable, standalone homes with renovation potential. Prices range from R750,000-R1.5m.

Midrand’s President Park and Crowthorne, which have an array of sectional-title developments, are also attracting entry-level buyers who want to be centrally located, with an easy commute to Centurion and Sandton. Both suburbs are located just off the N1 highway, within a stone’s throw of work, live and play precinct Waterfall City and the Mall of Africa.

Pretoria

Pretoria residents who can afford to splurge R3m and more are paying a premium for estate living. That’s underscored by the fact that almost all of the jacaranda city’s winning suburbs at the higher end are golf and lifestyle estates.

The exception is Waterkloof, an older and centrally located area long favoured by Pretoria’s medical, academic and diplomatic community.

Waterkloof, which is the traditional go-to for the city’s wealthier set, offers luxury homes on large, leafy stands. It achieved the second-highest price growth in the R3m-R6m category over five years.

But the suburb has been replaced over one and three years by Blue Valley Golf & Country Estate and Copperleaf Golf & Country Estate — both in the countrified surrounds of Centurion, south of Pretoria — and Clearwater Flyfishing Estate to the east.

Blue Valley, which tends to draw a nouveau riche crowd with a preference for Tuscan-style homes, has notched up price growth of a hefty 24% over five years — well ahead of Waterkloof and Copperleaf’s 14%.

Seeff Centurion manager Tiaan Pretorius says Blue Valley properties are priced at an average R3.5m-R4.5m. A record price of R9.3m was achieved this year.

Pretorius says average prices at Copperleaf are roughly on par with those of Blue Valley. The highest price achieved to date is R7.75m.

The relatively new development is home to about 1,200 full-title stands. Private school Pinnacle College borders the estate, which is a big drawcard for family buyers. Outside of golf, amenities include a dedicated mountain bike and hiking trail, wellness and health centre, spa, gym, tennis courts, swimming pools and a cricket pavilion.

Pretoria’s most prestigious address by far these days is Mooikloof Equestrian Estate, on the city’s eastern outskirts. Favoured by the seriously affluent, Mooikloof offers grand homesteads, many of which exceed 1,000m² under roof, on 10,000m² plots. It’s also Pretoria’s only suburb where average sales prices surpass the R6m mark.

Seeff Pretoria east MD Gerhard van der Linde says Mooikloof has prolific bird life, free-roaming antelope as well as equestrian facilities (many of the properties have their own stables). Prices range from R6m-R11m on average, but be ready to pay up to R25m-R30m for a top-end trophy home.

Grootfontein Country Estate on Pretoria’s southeastern outskirts also seems to have benefited from the pandemic-related rush out of the city. It is the top performer over one year in the R1m-R3m category. Modest houses on large, 5,000m²-10,000m² plots typically fetch between R2.5m and R4.5m.

Most other winners in the entry-level and midpriced segments are older neighbourhoods to the west of the old CBD, including West Park, Claremont and Laudium. These areas offer an attractive value proposition. Freestanding, older properties in need of renovation can still be bought for less than R1.2m.

Durban

Umhlanga, with its relaxed coastal lifestyle and balmy weather, has undoubtedly become Durban’s most desirable destination among those looking to spend R3m or more on an upscale abode. This part of the north coast has also lured billions in new infrastructure and commercial real estate investment in recent years.

Umhlanga’s Izinga and Prestondale top the rankings in the luxury and high-end segments respectively. In fact, this is the fourth year running that Izinga ranks as Durban’s only suburb with average prices of more than R6m. The posh, access-controlled neighbourhood is nestled in the lush woodlands of Umhlanga Ridge and has sweeping seascapes.

Seeff Umhlanga licensee Brett Botsis says Izinga offers a selection of contemporary freestanding homes and clusters in gated estates. Prices range upwards of R7m, depending on the size and position of the home and whether it has sea views.

Nearby attractions include: Umhlanga’s Blue Flag beach and promenade; Umhlanga Village, with fine dining and entertainment offerings; and Gateway Theatre of Shopping.

Botsis says the area also provides quick access to all major freeways, with King Shaka International Airport only a 12-minute drive away.

Another plus is access to top schools including Crawford College, Reddam House and Atholton Primary.

There’s also been continued high demand in Glenashley and neighbouring Virginia in Durban North, both perennial outperformers in the FM’s survey. Both suburbs offer large, standalone family homes, many with sea views.

The only estate among Durban’s top performers this year is Cotswold Downs Golf & Country Estate. It is set inland, amid the rolling hills of Kloof and Hillcrest.

Cotswold Downs prides itself on its abundance of nature trails, antelope and bird life.

The estate’s architectural style — grey slate roofs, stone cladding and exposed timber trusses — reflects an understated luxury. Prices range from R2.5m for a townhouse, to R12m for large, five-bedroom houses on 1,000m² stands.

Vibey Sydenham, in the Westville area, counts among Durban’s highest-growth suburbs for the third year running in the R1m-R3m range. It’s situated close to the city centre, with easy access to hospitals, schools and shopping centres.

Most of the properties are freehold, with a selection of older homes in the R1.6-R2m range. There are also several apartment buildings, many of which offer three-bedroom units for less than R1m.

Lightstone’s data includes all full and sectional-title sales registered at the deeds office in suburbs and estates with more than 50 individual properties. Only suburbs where more than four sales a year were concluded were considered