Cape Town vs Johannesburg property in 2026: the data
Yields, appreciation, vacancy and what they mean for your buy-to-let or rentvesting decision.
Published 2026-03-28 · Updated 2026-05-01
The yield gap, finally explained
Cape Town yields are low because prices are high relative to rents — the city has been the country's price growth leader for a decade. Johannesburg yields are high because prices are flat in real terms while rents have kept pace with inflation. Neither is good or bad on its own; they imply different strategies.
If you live in Cape Town and want appreciation, buy CPT. If you live anywhere and want cash-flow-positive rental, JHB is structurally easier in 2026.
Run the numbers yourself
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Open the toolFAQ
Are these yields gross or net?
The 9% / 13.7% defaults are gross yields. Net (after maintenance, rates, levies, vacancy) typically lands 1.5-2.5 percentage points lower.