South Africa’s capital, Pretoria, is fast becoming one of the country’s most sought-after cities to live in.
Recent bond application data pointed 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 considered the country’s semigration capital, Bendall says Pretoria is showing strong upward momentum, thanks in part to a boom in new residential developments, especially in student housing.
“Much of this demand is being driven by the investment in new developments providing student accommodation,” he says.
TPN has reported an 18% year-on-year increase in semigration buyers entering the market since 2021.
The mortgage broker said 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.
“Brooklyn, where the main university campus is situated, has seen massive investment in modern, sectional title accommodation. 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 said.
Pretoria is said to now have 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,” Bendall said.
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.
For frustrated residents of Johannesburg’s northern suburbs, where water disruptions and poor road maintenance were 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 said.
These buyers tend to buy in luxury estates that offer a family-oriented, 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.
Pretoria is said to offer 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.
The high percentage of buyers likely to have families attests to Pretoria’s excellent offering of educational institutions, noted 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.
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 said to no longer just be the country’s administrative capital; it is rapidly becoming South Africa’s residential one, too.
In March, Siphamandla Mkhwanazi, the senior economist, told this publication that Pretoria occupies a unique position within the broader South African property sector.
He said it benefits from its status as the administrative capital, providing stability and a consistent demand for housing. Other reasons include a diverse economy, encompassing government, education, and research institutions, among other reasons.
“Property value growth appears to be on a recovery path, albeit still in low single digits, following a period of stagnation that ensued in 2023. With interest rates cyclically lower and consumer fundamentals improved, there is potential for moderate growth this year,” Mkhwanazi previously commented.
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