South Africans are flocking to these areas

According to the Seeff Property Group, plenty of South Africans prefer these northern provinces. In 2024, 21,317 property transactions worth almost R21.4 billion were recorded for Mpumalanga, Limpopo, and North West.

Seeff explained that sustained demand is boosted by a steady influx of new residents moving to the main towns for economic opportunities.

The areas have seen good house prices and appreciation in rental rates. While these provinces offer very affordable house prices and rents, the areas also offer sought-after security estates.

This includes properties with bush and golf experiences, as well as luxury homes, which can achieve prices of up to R5 million to R8 million and sometimes more.

Property markets in these provinces are most active below R1.5 million to R2 million, with stock shortages often a common issue.

Estates comprised 22% of all property transactions concluded in 2024, and 33% of the total value. The biggest property market is the North West with the highest overall number of transactions, while Limpopo saw the highest number of transactions in estates.

The table below shows the transactions and values for the North West, Mpumalanga, and Limpopo in 2024.

Mpumalanga

Mpumalanga is also experiencing a strong market with good house price appreciation. Seeff Mbombela licensee Anthony McGuire said demand is strongest below R2 million and up to R3.5 million.

Prestigious estates in the area reach R5 million to R10 million. High rental rates often make buying a more sensible financial option than renting.

Witbank (eMalahleni) and Middelburg are particularly buoyant, driven by robust mining activity and a growing population.

Seeff licensee Anita Conradie noted that homes under R1.5 million sell quickly, leading to ongoing stock shortages. The influx of mining and energy professionals is adding to the rental demand. Rents range from R5,500 to over R20,000 per month.

Lydenburg, a platinum and chrome mining hub, is active in the R800,000 to R1.6 million range. Anna-Marie de Jager, Seeff Lydenburg licensee, said homes in estates or near schools can sell for over R2.3 million.

A top price of R8.1 million was achieved in 2024. Rentals are affordable, with an average monthly rent of around R7,200.

The Secunda market is resilient below R1.5 million. Seeff licensee Billy Fick explained that the rental market, supported by Sasol contractors, offers attractive investment opportunities.

Secunda offers property investors returns of R8,000 to R15,000 per month, depending on whether it is furnished.

The table below shows Mpumalanga’s market split and average prices over the last 10 years.

Limpopo

Limpopo stands out with some of the highest price growth nationally over the last decade, including a 7.5% increase in the last year. Most transactions fall below R1.5 million.

According to Payprop, the rental market is robust, with 10.9% average rent growth, largely fuelled by a continuous influx of new residents.

Seeff Polokwane licensee Oliver Moorcroft said demand is strongest below R1.5 million and above R3 million. Unfortunately, though, Sales are often hindered by overpriced listings and too many open mandates.

For this reason, Moorcroft stressed that accurate pricing and sole mandates produce the best results. Prices reached R4.5 million in The Aloes Estate in 2024 and R6 million for commercial sales.

According to Seeff licensee Nicole Teich, Mokopane is most active between R800,000 and R1.6 million.

Robust mining and a growing population are driving rental demand for flats and townhouses in the R5,000 to R8,000 per month range, making these attractive investments.

Tzaneen has also seen good price growth over the last decade. The most active price points are from R1.2 million to R2.5 million.

Seeff Tzaneen licensee Nicola Strydom said rentals are primarily in the R6,000 to R13,000 range, although luxury homes can go to R17,000 per month.

The table below shows Limpopo’s market split and average prices over the last 10 years.

North West

North West province is particularly affordable for buyers and tenants. Even though Payprop reported a 13.5% rental hike, the average rent is still around R7,153.

Seeff Rustenburg licensees Jannie and Joelandi Minnaar noted that their market is most active below R1.5 to R2 million, although luxury homes can reach R4.5 million.

Rental rates average from R5,000 to R8,000, making the town very affordable for younger buyers and tenants, although luxury homes can rent for up to R45,000 per month.

Hartbeespoort, a popular commuter and weekend destination, is attracting increased demand from international buyers in the United Kingdom and Europe.

According to Seeff’s Louise Cawood, this is particularly true in Pecanwood Golf Estate, with its Jack Nicklaus golf course and stunning homes. Demand is mostly in the R2.75 million to R4.5 million range.

Buyers see the estate as offering good value given the amenities, location, and great weather and are generally purchasing second homes, often with a view to relocating here permanently in the future.

The table below shows the North West’s market split and average prices over the last 10 years.