The thought of finding a place to live in a foreign country can be daunting. Whether you’re buying a house or looking for an apartment to rent, you’re going to spend a lot of time driving around looking at places, aimlessly at times. This guide covers everything you need to know about renting in South Africa, including the rental process, what to look for in a property, lease agreements, tenant rights, and average rental prices.
For many young professionals, renting a house or an apartment is one of the first big steps in their lives. Of course, it can be a lengthy and complicated process: from searching for and viewing properties, to signing lease agreements and other documents. Good news for prospective tenants is that the law protects their rights in the form of The Rental Housing Act, which regulates the relationship between landlords (people who own property) and their tenants (people who rent property).
Renting offers flexibility, affordability, and access to prime locations. Rental demand is high in certain areas of South Africa, making it ideal for professionals, students, and families.
Your First Apartment Checklist - The Essentials
Understanding the Rental Market in Johannesburg
Being from NYC and accustomed to paying ungodly rates for rent, I must say that rent in Joburg is quite cheap. Nevertheless, depending on what kind of apartment you want, you will end up paying more.
If you’re an ex-pat with no family to provide for like me, chances are you took little more than your clothes with you. There is a sizable price difference in rent prices between furnished and unfurnished apartments, somewhere in the range of 3000-5000R a month I’d say (300-500$). Over a two year period, that is about 3600-6000$. If you think you can furnish your entire apartment for less than that, then it may be fiscally appealing. It depends on what you are looking for.
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Personally, I didn’t want any part with buying, moving, and assembling any furniture so the premium in rental price is well worth it to me. The owners of the apartments will furnish the apartment to their desires so from my experience, there is a huge disparity between the furnishings between apartments. Oh, and did I mention THERE IS NO IKEA IN THIS COUNTRY!!!!!
Location is Key
Like pretty much any other city in the world, rent prices will vary depending on the neighborhood you’re in. I only looked for apartments in and around the Sandton area which is like living in the swanky and safe city center of most cities. All the new high-rise buildings (anything over 10 floors) and going to be in Sandton only so if you want the modern, new, and high-rise lifestyle, you’re going to be looking only within Sandton.
If that’s not your thing or you just don’t care, there are many other neighborhoods within a 5 minute drive to Sandton like Morningside, and Rosebank that have very slightly cheaper and equally as nice rentals with more space. However, these apartments are not going to be your high rise apartments, but rather your townhouses or condos in a complex. In addition, because Sandton is close to all the businesses, and home to all the high rise furnished apartments, it attracts the ex-pats with money and/or help from their companies, therefore driving the prices even further up.
The Newer The Better
Turns out, it’s not how many square meters, or how many rooms an apartment has that determines the price, but rather how new the apartment is. The newer and hence more modern buildings command a large premium over older buildings. Anything built in the last 10 years is going to command a premium. The apartments at the Regent are brand new and rent for 32000R (3200$) a month furnished. Likewise, the apartments in the Michelangelo, the tallest building in Sandton, rent for 30000R a month.
One vs Two vs Three Bed
Again, having lived in NYC for so long, us New Yorkers cherish and are used to maximizing every square inch of what we have. Having your own one bedroom apartment means you’re doing really damn well and if you’re a couple, looking for a two bedroom apartment is blasphemy because how could you ever justify paying so much extra money for a spare bedroom?!? Well it is not the same here. People are used to having space and can afford to have that extra space (and are not rich). I found that finding a true one bedroom apartment is actually more difficult than finding a two bedroom.
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I found many 2 bedrooms and even 3 bedrooms apartments in the Sandton CBD. If you go further out of the central part of Sandton, it will be easier to find these smaller apartments for a cheaper price.
Apartments Go Quickly and the Chinese Effect
As Joburg is Africa’s fastest growing city, it shouldn’t come as a surprise that with the influx of foreign investment, there are plenty of people with money willing to pay for high-end living. One group in particular is the Chinese. There are not the Asian-Americans like myself, but rather the OGs straight from the motherland. The Chinese have invested heavily in SA and hence, plenty of already rich Chinese have become wealthy ex-pats in SA. With that money, they scoop up the nice apartments in droves and this is a fact as half my building is seriously half occupied by the Chinese which should raise eyebrows considering SA barely has a racial classification for Asians.
Also, South Africans with the kind of money to rent these apartments would never do it because they love to have space and for the same price as one of these luxury apartments, they could get a huge 5 bedroom house with a pool which they’ll take any day. The Chinese however, unless from a farm, never live in houses due to the huge population so a luxury high-rise furnished apartment is speaking their language.
Rent Prices in Johannesburg
So after all the above points, you still want to live in a furnished high-rise apartment building? Well it’s not as cheap as you’d think. Obviously, if you come from NYC, you’ll think it is dirt cheap especially for what you get but if you hail from almost all other cities around America, you’ll think it is on par with what you pay now if not more expensive.
I’d say the average price for a furnished two bedroom apartment in and around Sandton is around R12000 a month. If you want something really luxurious in a new and modern building or complex, I’d say you’re looking around R17,000 for the same thing. If you’re willing to go unfurnished in an area outside of the main business areas, you can find places for R6000.
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Brokers, Owners, and Deposits
Prior to arriving in the country, my company paid for the services of a mobility company that helped me in almost all phases of my transition into my new life. We had an array of high rise apartments, condo complexes, and anything in between as we wanted her to show us as many choices as possible. Our budget was 22000R between the both of us. I also did a lot of research on my own just so I had an idea of what to expect. We encountered a few on our day and I must say that they were all very friendly and nice, unlike the scum of the earth that is New York City brokers.
Maybe this was because of our extremely high budget, and they knew they were likely to cash in on a nice commission, either way they were all very nice. Note that there are NO BROKER FEES paid by the renter. The real estate broker does get paid, but it is ALWAYS by the owner of the apartment. This was sweet sweet music to our ears as we’d been so used to forking out thousands in cash just for a broker to open a door for us in NYC.
House Hunting
All the apartments we looked at were actually owned by an individual. Most of these individuals buy the property for investment purposes. Some buy multiple properties and they’ll even hire a company to exclusively manage all their apartments, sort of like acting as a live out super that will take care of any requests you have, or if something goes wrong with the apartment.
Many of the apartments we visited, the group walking into the apartment would contain myself and my roommate, our relocation agent, the real estate broker, and the “property manager”. Not all apartments will have this property manager person and you can expect that apartment to run on African time when you need things done/fixed. At least from what I saw, there are no apartment complexes where you rent from a central company that owns the complex; everything is condo style, and you’re renting from someone that owns the unit itself.
When you are ready to sign for an apartment, the process is rather easy. You’ll need your standard passport copies, proof of employment etc. and you’ll need to fork over two months deposit. The forms were already filled out by the broker and relocation agent that all we had to do was just transfer the money from our banks.
The Rental Process: A Step-by-Step Guide
Renting property in South Africa as a foreigner involves several steps to ensure legality, security, and a smooth rental process.
- Verify Your Visa Status: 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.
- Research Areas: 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.
- Sign a Rental Agreement: 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, and any additional clauses specific to the property.
- Payments: 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.
- Utilities and Maintenance: 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.
- Compliance with Laws: Finally, verify that the rental agreement complies with South African rental laws and regulations. It’s advisable to have a legal professional or knowledgeable advisor review the rental agreement before signing if you have any doubts.
Tenant Rights and Responsibilities
A rental lease agreement is a legally binding contract between the tenant and landlord. While verbal agreements are legally binding, it’s always best to obtain a lease agreement in writing, which is then signed by everyone involved. It is recommended to ask for a written agreement that clearly sets out all the terms and conditions as well as the rights and responsibilities of the tenant and the landlord. The law says that if a tenant requests a written lease, the landlord must provide one.
Deposits
If you have rented a home before, you know that you’ll probably be asked to pay a deposit of 1 to 2 months of rent before moving into the property. The deposit covers the landlord for the repairs that are necessary to fix damage to the property when the tenant moves out. Repair costs are then deducted from the deposit and the balance paid back to the tenant within 14 days of repair. Keep in mind that the landlord is required to keep the deposit in an interest-bearing account for the duration of the lease.
Inspections
Doing an incoming and outgoing inspection of the property is very important! Both inspections must be carried out together by the landlord and the tenant so that everyone is on the same page. If the tenant doesn’t show up for either inspection appointment, he or she cant challenge the repair costs that will be deducted from the deposit when moving out. It’s essential to walk through the property and document every flaw using a checklist and by taking pictures.
Maintenance and Repairs
Tenants usually want a neat property to live in, while landlords wish their property to be well looked after. When it comes to maintenance and repairs, it is important to know who is responsible. The landlord must ensure that the property is safe and habitable. As a rule of thumb, the landlord is responsible for fair wear and tear as well as maintenance of structural fixtures and fittings such as fixing roof leaks, replacing a geyser, or fixing plumbing and electrical problems. The tenant, on the other hand, is responsible for keeping the property clean, tidy and safe and must reasonably use electric and plumbing systems.
Withholding Rent
If the landlord doesn’t play fair and isn’t sticking to the agreed terms and conditions, withholding rent might seem like the only option and perhaps even fair. But, sometimes tenants use this as an excuse because they can’t pay their monthly rent. If the landlord isn’t maintaining the property, for example, it’s better to start off pointing out the obligation to the landlord and insisting on repairs in writing. If the landlord ignores the tenant, the tenant can approach the Rental Housing Tribunal or a court to resolve the dispute.
Early Cancellation
A rental agreement is usually for a fixed period (for example 24 months), but the contract can be cancelled before the end date of the agreement. If a tenant wants to end a lease early, he or she can only do so if the landlord rents out the property in the ordinary course of its business (as the Consumer Protection Act (CPA) applies) or if the contract has a clause that allows explicitly for early cancellation. If the CPA applies, at least 20 business days’ notice is required, and the tenant will have to pay a reasonable penalty, as well any outstanding rent and utilities.
Breach of Contract
If the cancellation is based on the breach, the tenant must usually give the landlord an opportunity to fix the situation within a specific period, and if he or she still doesn’t comply, can proceed to cancel the agreement. The first plan of action should be approaching the landlord and putting the complaint in writing. If the landlord ignores the complaint or doesn’t resolve the issue to the tenant’s satisfaction, the tenant can approach the Rental Housing Tribunal.
The Tribunal resolves complaints through processes such as mediation and arbitration; and offers advice on issues related to residential leases and rentals. There are many legal ins and outs of renting a home in South Africa, so having access to a lawyer to answer any questions you may have, or to guide you through a dispute can give you extra peace of mind.
Average Rental Prices in Key Cities
Rental prices in South Africa differ greatly across cities, neighborhoods, and housing types. Here's a brief overview of what you can expect in some of the major cities:
- Cape Town: Known as the most expensive city in South Africa for residential properties. A two-bedroom flat in Plumstead or Diep River can be found for around R7,000/month, while a similar apartment in the City Bowl would likely cost R13,000-20,000/month.
- Johannesburg: Smaller homes in the city’s southern suburbs can be quite affordable, while major economic hubs like Sandton will render a much higher price tag. Rentals for bachelor units might range from around R2,300/month to R7,750/month.
- Durban: Has the advantage of cheaper rents and an overall lower cost of living than Cape Town. Rental prices in Durban differ greatly depending on the style of accommodation and the property’s location.
Here's a table summarizing the average rental prices in different areas of Cape Town:
| Area | Estate | Property Range (ZAR) | Average Long-Term Rental (ZAR/month) |
|---|---|---|---|
| Blouberg | Waves Edge Housing Estate | 2.5 million - 15 million | 20,000 |
| Constantia | Steenberg Golf Estate and Stonehurst Estate | 4 million - 35 million | 35,000 |
| Durbanville | Van Rheebokskloof Estate and Eversdal Heights | 2.5 million - 20 million | 25,000 |
| Hout Bay | Kenrock Estate and Avignon Security Estate | 3.5 million - 25 million | 25,000 |
| Melkbosstrand | Atlantic Beach Golf Estate | 2.5 million - 25 million | 25,000 |
| Milnerton | Royal Ascot Estate and Sunset Links Golf Estate | 2.0 million - 35 million | 20,000 |
| Plattekloof | Silwerkloof Estate and Baronetcy Estate (Richmond) | 2.0 million - 20 million | N/A |
Types of Properties Available
South Africa has a wide range of accommodation options:
- Apartments (Flats): Usually quite affordable, especially in cities like Cape Town and Johannesburg.
- Freestanding Houses: Pricier and usually considered by those looking for long-term stays, often families or retirees.
- Townhouses: More affordable versions of freestanding houses, found in built-up areas like Woodstock and Bo-Kaap in Cape Town.
- Security Complexes: Secure housing developments with controlled entry, offering shared facilities like communal pools and clubhouses.
- Garden Cottages: Small homes found on the properties of larger freestanding homes, often with a studio-style open-plan layout.
Here are a few examples of properties currently available for rent:
- Spacious 114sqm, sunny and secure 4-bedroom, semi-furnished flat to rent in Rondebosch.
- Spacious, partly furnished, renovated 4 bedroom house to rent in vibey Bo-Kaap.
- Modern unfurnished 2-bedroom apartment with sunny patio & 24/7 security prime location!
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.
Pros
- 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.
- 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.
Cons
- 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.
- 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.
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