A notable shift is emerging among ultra-high-net-worth investors in Gauteng, many of whom are embracing a ‘hybrid’ lifestyle, splitting their time between a primary residence in Johannesburg and secondary homes in various prime lifestyle destinations across South Africa.
According to Mariël Burger, regional head, Gauteng Metro for Pam Golding Properties, proximity to key commercial nodes such as Sandton, Rosebank, Illovo and Melrose Arch - as well as access to leading schools - continues to anchor Johannesburg’s appeal.
“While much is said about semigration to other provinces, Johannesburg retains its position as the country’s economic hub,” he notes. Referencing The Africa Wealth Report 2025 by New World Wealth, Burger highlights that Johannesburg remains Africa’s wealthiest city, home to approximately 11 700 US dollar millionaires - well ahead of Cape Town, which has around 8 500.
“In my experience, Johannesburg remains the irreplaceable business and family hub for the bulk of these high-net-worth individuals, even those with Cape Town retreats such as Clifton or Bishopscourt, or KZN North Coast getaways like Zimbali, Sibaya and uMhlanga, or Plett and Knysna on the Garden Route.
“Often investing R20-R40 million and upwards as primary luxury Gauteng residences, and in Cape Town - easily from R60 million and above, they rarely relinquish their secure, school-proximate Johannesburg bases, particularly in established upmarket areas such as Melrose, Athol, Saxonwold, Westcliff, Hyde Park, Illovo and Inanda, or estates like Eagle Canyon and Blair Atholl.”
Burger says that he personally models this hybrid approach, commuting bi-weekly to his Cape Town home while remaining rooted in Johannesburg for work - mirroring the increasingly fluid lifestyles of his clients and colleagues.
Burger adds that easy airport access is accelerating this trend, with OR Tambo International Airport only 30-45 minutes from Sandton, while Lanseria International Airport, favoured for private aviation and ease of access to estates such as Steyn City, Blair Atholl and Eagle Canyon, enables seamless travel between regions.
“Looking ahead, the planned Cape Winelands Airport, located north-east of Durbanville, could play a similar role in enhancing connectivity, further reinforcing the ease with which affluent buyers can move between Johannesburg and Cape Town, thereby cementing the rise of South Africa’s hybrid luxury living model,” says Burger.
Dr Andrew Golding, chief executive of the Pam Golding Property group concurs: “Johannesburg continues to play a pivotal role as the country’s primary business hub and the city remains indispensable for many high-net-worth individuals. Notably, there has been an uptick in rebuild activity in the R30 million-plus bracket, with older homes being replaced by bespoke, design-led residences that prioritise luxury, sustainability and self-sufficiency.
SA’s super-prime residential market performing well nationally
Dr Golding says that South Africa’s super-prime residential market, defined as properties north of R20 million, has emerged as one of the most compelling and resilient segments of the property landscape. “Over the past 12 to 18 months, this exclusive tier has demonstrated remarkable dynamism, consistently outperforming broader market trends and attracting a sophisticated mix of local and international high-net-worth buyers. Driven by a convergence of lifestyle aspirations, capital preservation strategies and global mobility, the market has evolved into a powerful statement of both wealth and intent.
“Momentum at the very top end has been particularly striking. Record transaction volumes and values have been achieved across key luxury nodes, with 2025 already surpassing the previous year’s performance. In Cape Town alone, where property prices move closer to global prime markets, we’ve seen a notable rise in high-end residential sales exceeding R50 million and even R100 million and beyond. This sustained activity underscores a defining characteristic of the ultra-high net worth segment: its relative insulation from broader economic pressures, and its ability to act decisively when exceptional opportunities arise.”
Dr Golding says at the heart of this demand lies a clear shift in how luxury property is perceived. For today’s affluent buyer, prime real estate is far more than a residence - it is a strategic asset. High-end homes are increasingly regarded as a reliable preservation of capital, a buffer against shifting economic cycles, and a long-term lifestyle investment. This dual appeal of financial prudence and luxurious lifestyle continues to underpin the market’s resilience, even in the face of global uncertainty.
“Buyer preferences are equally well defined. Discerning purchasers are uncompromising in their expectations, prioritising exceptional locations, uninterrupted views, privacy, and world-class security. Convenience and accessibility remain key, as does architectural excellence. Whether acquiring a turnkey contemporary residence or securing a prime site for redevelopment, many buyers are intent on creating bespoke homes that reflect their personal vision - often incorporating off-grid, energy-efficient and water-wise features as standard.”
This trend is evident across South Africa’s most desirable regions. Along Cape Town’s Atlantic Seaboard and within the City Bowl, demand has reached unprecedented levels and prime properties are often sold within days or weeks of listing and increasingly even before they are publicly listed. Reflecting their growing appeal among global buyers, the market here is characterised by a cosmopolitan cohort: Johannesburg-based executives expanding their property portfolios, as well as international ‘jet-set’ buyers - frequently from Europe and the UK, who acquire iconic residences valued from R60 million to over R100 million as seasonal homes during the Northern Hemisphere winter. Although the latter often spend just three to six months of the year in Cape Town, they contribute significantly to the local economy and retain household staff all year round.
Says Basil Moraitis, regional head for Pam Golding Properties in the Western Cape: “Our high-net-worth buyers are generally Johannesburg-based with a house in Plett or the Garden Route and now an apartment or house on the Atlantic Seaboard or in the City Bowl, while the jet-set are usually based in Europe and the UK and spend the European winters in the Southern Hemisphere.”
In the Western Cape’s Boland and Overberg regions, Hermanus is a highly appealing option for high-net-worth home buyers, who at the top end are prepared to invest from R20-R50 million and as much as R150 million. Annien Borg, who heads up these regions for Pam Golding Properties, says these purchasers look to own that ‘jewel in the crown’ property right on the seafront, and are prepared to demolish if the position is prime, with views of ocean and mountains, or to secure added privacy.
Beyond Cape Town, the appeal of South Africa’s coastal lifestyle continues to draw significant interest. The Garden Route, including Plettenberg Bay, has seen strong demand from affluent buyers across Gauteng and other provinces. These purchasers include successful entrepreneurs, professionals and retirees seeking a superior quality of life, often acquiring second homes or transitioning to coastal primary residences. Investors are equally active, recognising the region’s potential for both holiday rental income and long-term capital appreciation.
Says Gordon Shutte, Plettenberg Bay area principal for Pam Golding Properties: “Depending on the buyer, popular locations for these high-end purchasers include Goose Valley, Beachy Head Drive, Sanctuary and Solar Beach, Upper Central/Central, Whale Rock, Brackenridge and Twin Rivers. While our recent luxury sales transactions include houses for R26.55 million in Central Beach and R35 million in Poortjies, prime top-end homes in Beachy Head can range up to R100 million.”
Further east, the KwaZulu-Natal North Coast is experiencing renewed momentum. Areas north of Durban are attracting affluent buyers from Johannesburg and abroad, drawn by the promise of a secure, accessible beach lifestyle. The rapid development of Sibaya, alongside significant investments such as the planned Porsche flagship dealership and the arrival of Club Med, is enhancing the region’s profile. Here, exceptional value combines with year-round sunshine, diverse natural landscapes - from beaches to bush and berg - and proximity to King Shaka International Airport.
With lifestyle the key priority, Sibaya is popular due to its proximity to the airport, and sea views are a must for high-net-worth buyers, who also require security and modern homes as they don’t have the time or inclination to renovate. Prices for these homes range to R30 million plus, says Pam Golding Properties area principal Carol Reynolds.
Concludes Dr Golding: “Across all regions, a common thread unites the high-end market – a consistent emphasis on exceptional quality and lifestyle. Whether situated along the Atlantic coastline, within exclusive estates, or in prime urban enclaves, South Africa’s super-prime properties offer a rare combination of natural beauty, architectural distinction and investment potential. For the discerning buyer or investor, this is more than an acquisition, it is an opportunity to secure a foothold in one of the world’s most desirable and evolving luxury property markets.”
For further information visit www.pamgolding.co.za
