Sandton and the northern suburbs of Johannesburg continue to attract investors and tenants throughout 2025, according to Garreth Gibson, Gauteng Regional Metro Rental Manager at Pam Golding Properties.
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Market Trends
Rental Growth
Garreth Gibson notes, “Rental growth remains robust across Sandton and the northern Johannesburg region, with approximately 6% year-on-year increases as of mid to late 2025. This pace outstrips inflation and underscores healthy tenant demand, even with economic pressures ongoing.”
Vacancy Rates
“Vacancy rates have tightened further, with prime areas like Sandton and surrounding northern suburbs recording vacancy rates between 4.5% and 6%. This confirms a supply-constrained market, especially in secure complexes and sectional title apartments that are preferred by professionals and families,” says Gibson.
Rental Yields
“Gross rental yields are attractive, averaging between 10% and 15% in the northern suburbs. In Sandton, premium three-bedroom apartments often yield between 11% and 16%, with monthly rents for quality units ranging from R12,000 to R22,000. Well-priced units are selling quickly, indicating strong market liquidity,” explains Gibson.
Market Activity
Demand remains high in established suburbs such as Bryanston, Fourways, and Randburg, where sectional titles account for up to half of property transfers. Gibson highlights that these areas see a large share of rental transactions due to appealing safety features and lifestyle convenience.
Tenant Profile
“The tenant base is largely made up of young professionals, executives, and expatriates,” says Gibson. “Millennials, in particular, favor rental flexibility, lifestyle amenities, and security. Lock-up-and-go apartments and townhouses are very popular, alongside modern family homes in lifestyle estates.”
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Emerging Opportunities & Challenges
Investment Hotspots
“Sandton remains a prestigious rental market, but suburbs like Bryanston, Fourways, and Randburg offer comparatively higher yields and more accessible investment entry points. These areas benefit from high tenant retention and slightly more attractive rental pricing,” Gibson observes.
Affordability & Migration
According to Gibson, “Rental affordability in Gauteng’s northern corridor is attracting residents back from pricier provinces, reversing previous migration trends. This renewed demand is filling units more rapidly than we’ve seen in years and we remain optimistic that the trend will continue.”
Property Types in Demand
Gibson points out, “Secure, low-maintenance sectional title apartments and townhouses are in high demand due to their convenience and security appeal. While family homes in lifestyle estates are gaining traction, apartments continue to dominate the market thanks to their affordability and appeal to lifestyle-focused renters.”
Summary Table: Sandton & Surrounding Northern Suburbs Rental Snapshot (Late 2025)
| Market Indicator | Sandton & Surrounds (Late 2025) |
|---|---|
| Annual Rental Growth | ~6.0% |
| Vacancy Rate | 4.5% - 6% |
| Gross Rental Yield | 10% - 15% (Sandton: 11% - 16%) |
| 3-Bed Apartment Rent | R12,000 – R22,000+ / month |
| Most Popular Property Types | Sectional title apartments, townhouses, lifestyle estates |
| Tenant Profile | Professionals, expatriates, millennials |
Sandton and its northern Johannesburg neighbours maintain some of the strongest rental market conditions nationally. Consistently low vacancies, healthy rental growth, and solid yields support both investor confidence and tenant demand in this undersupplied market.
If you are a landlord and would like to discuss current market trends in your investment area, reach out to our team of agents in the area:
www.pamgolding.co.za/contact-us/office-details/hyde-park-rentals/118
