The Ekurhuleni area which includes popular suburban residential belts such as Alberton, Germiston, Bedfordview, Edenvale, Kempton Park, Benoni, Boksburg, Brakpan, Springs and the surrounding areas are among the most popular for property buyers.
According to Samuel Seeff, chairman of the Seeff Property Group, the greater Ekhuruleni area includes many industrial and commercial nodes and it is an important metro area in the country.
"Affordability is a big feature of these areas, and they are therefore popular with the emerging middle class. Ekhuruleni areas have some of the highest percentage of young buyers in the country. You can still find plenty of starter homes in the area below R1 million which is also the transfer duty exemption threshold," he says.
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"The area is also great for fixer uppers, but also many new homes to choose from. Security complexes and estates also abound. The areas cater for a broad spectrum of buyers including many upper income areas where you can find large and luxurious homes on large plots with multiple bedrooms, expansive living and entertainment areas and large swimming pools. Upper end prices end to range from around R2.5 million to R15 million," says Seeff.
The areas are also very popular for rental properties.
The market has shifted on the back of the higher interest rate and conditions are beginning to favour buyers. It is a great time to buy in the East Rand areas. The banks are still lending, and deposit requirements are still lower compared to the pre-Covid period. Qualifying buyers can even still get a rate concession which is something we have not seen much off since pre-2008.
Popular Ekhuruleni areas include:
Springs and Brakpan
According to Michael van Heerden, manager for Seeff Springs and Brakpan, these areas offer some of the most affordable and accessible properties, especially for family and first-time buyers. The areas are popular with the emerging middle class with some 34% to 37% (Springs and Brakpan respectively) of recent buyers falling under the age of 35-years according to Lightstone.
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Springs and Brakpan are located in the far eastern part of Johannesburg with excellent cultural, demographic and religious diversity, thus catering for buyers across the spectrum. The areas also boast excellent amenities including good schools, colleges, medical and sporting facilities. There are also two golf clubs in the Brakpan area, namely State Mines Country Club and Royal Oak Country Club.
The majority of property stock is freehold housing comprising 88% and 74% of all stock in Springs and Brakpan respectively according to Lightstone data. There is excellent value below R1 million and buyers can benefit from the transfer duty exemption.
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The majority of sales are between R800,000 to R1.5 million. There are however properties in the market exceeding these averages, in areas offering bigger and more modern homes for upper income buyers. These can range upwards of R2 million to around R5 million on average with some exceptional homes ranging to R15 million at the top end in the Brakpan area.
Boksburg, Benoni, Kempton Park, Germiston and Alberton
Jackie Pienaar, Seeff’s licensee for the areas, says these residential neighbourhoods offer some of the best value for buyers with quality homes and access to excellent amenities.
Due to the good access roads and highways, the areas also offer accessibility to surrounding areas as well as the Johannesburg and Pretoria metro areas. Each area though is self-sustaining with its own CBD area and there are many industrial and commercial areas. These areas are also hugely popular for small businesses.
Ideal for first-time buyers and particularly family-friendly, the areas offer good childcare and schooling along with a broad spectrum of places of worship, government services and more.
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The bulk of the property stock comprises freehold houses which vary in price depending on the area. There are many affordable areas, but also upper income areas with bigger houses and large erfs. Average prices in the area are between R800,000 to R1.5 million which is also the busiest price band. About 15% of sales take place in the upper price bands which can range from around R2 million to R10 million for top end homes.
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Bedfordview and Edenvale
According to David Ingle, Seeff’s licensee, these areas are particularly sought-after for their central location, excellent choice of quality homes and amenities. They enjoy convenient proximity to the OR Tambo International Airport and industrial and commercial areas of the East Rand, but are also close to the Johannesburg metro with good access to Pretoria as well.
There is a vibrant central business district and commercial area offer a plethora of amenities, including retail outlets, medical facilities, various services, and easy access to excellent shopping centres such as Eastgate. Sports enthusiasts will find plenty of sports facilities in the vicinity, while families have access to a wide selection of both public and private schools.
The areas are particularly sought-after with family buyers, but there is also a diverse array of options, including security estates and sectional title complexes, which are perfect for first-time buyers.
Prices vary depending on the type of property and location, but you can work on starter home prices from around R600,000 to R1.5 million. Affordable apartment options are available in the Bedford Gardens area below R1 million and townhouses below R2 million.
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The market also offers a wide choice of houses, priced from around R2 million, with luxury homes reaching prices of R4 million to R8 million and beyond.
Bedfordview, known for its affluent character, offers a variety of luxurious homes that are popular among professionals and families. Homebuyers can choose from stunning luxury homes in the R3 million to R5 million range, while some properties in the area can reach impressive prices of R10 million to around R40 million for truly exceptional residences.
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Cobus Odendaal, CEO of Lew Geffen Sotheby's International Realty in Johannesburg and Randburg, says, Ekurhuleni has experienced growth due to several factors. Its proximity to Johannesburg, a major economic centre and its own economic development initiatives. The area has attracted investments in various sectors, including manufacturing, logistics and aviation, which have contributed to its recent growth and development.
" It’s relatively good affordability environment with expanding nodes like Greenstone, encourages first time buyers and also investors to buy into the area.
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"The area's proximity to key amenities such as schools, hospitals, shopping centres and transportation hubs is a key factor in its market strength. It also offers a good infrastructure and accessibility which tends to attract more tenants and buyers.
"And with additional factors such as property prices, rental yields, vacancy rates, employment opportunities and demand-supply dynamics, Ekurhuleni compares very favourably with other areas in the greater Gauteng region," he says.
Odendaal says, they have been experiencing good interest in Greenstone Hill which is slightly more to the North.
"We’re currently working with a developer, Reeflords, who’s building a prominent residential complex, Emerald Skye. It offers spacious one, two and three bedroom units in a secure and modern environment and excellent on-site amenities including a gym and clubhouse," he says.
He says, sectional title units seem to be most in demand at the moment and units priced from around R780 000 to R1 400 000 are proving to be most popular.
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"No area in Joburg and surrounds is shooting for the stars out for now so under current market conditions and in that specific price range, Ekurhuleni is definitely holding its own.
"A positive change in market conditions, including interest rate relief and political stability amongst others, will create a more positive sentiment amongst buyers to occupy as well as investors," he says.
Ekurhuleni a growing hotspot.
According, Ivan Jansen of RE/MAX One. It is a haven for first-time buyers and first-time investors. Is it a region where many are now grasping their lifelong dream of home ownership. Ekurhuleni was always looked at as ‘cheaper’ than other areas. The attraction is that it offers more affordable properties and has some hidden gems that people can afford. First-time home buyers are finding good buys and starter homes in Ekurhuleni,” says Ivan Jansen of RE/MAX One.
“Ekurhuleni is not as densely populated as the north of Gauteng. This means that properties are larger, there is less traffic on the roads, and there is a general feel of good community living. The increase in the interest rates, though, has slowed down growth in the past 6 months, especially for buyers that require bonds to buy because bond repayments are far outpacing rental prices. We know, though, that this will self-correct and the market will continue to grow in the long term,” says Jansen.
How does Ekurhuleni compare to other areas in Gauteng in terms of property investment potential?
“Ekurhuleni has good investment potential in the long term but not the best in the short term. The tenant profile is riskier than that of comparative regions. When interest rates go up, and other economic factors affect household budgets, tenants are less resilient and there is increased risk of defaulting on rental payments. However, in the long term, the development and continued modernisation of Ekurhuleni is convincing enough that property values will continue to rise,” says Jansen.
Are there any specific neighbourhoods or suburbs within Ekurhuleni that are particularly attractive for property investment right now? and if so what are the main attractions?
“Benoni and Boksburg continue to offer exceptional value for money. Good access to the major highways make these areas attractive, especially when coupled up with the relatively lower property prices. The Rynfield suburb of Benoni offers a wide variety of sectional title and cluster options at varying price brackets.
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What types of properties are in high demand in Ekurhuleni, including price range? Are there any specific property trends or preferences that are driving the market?
“We are seeing demand for sectional title units and for security estates. Sectional titles offer affordable options, particularly for the growing base of first-time buyers in the area. One can get a 2-bed in good condition for between R 500,000 - R800,000. With the current crime statistics, families are moving away from the traditional freestanding house that is more vulnerable. The security estates and boomed-off areas are becoming a must-have for those who can afford the additional levies. Estate properties priced around the R2 million mark are selling fast,” says Jansen.
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“The larger family with the caravan and lifelong accumulated garage items that require additional storage will need to look at purchasing a home as these rentals are not as common. Security estates tend to offer that additional security and peace of mind for these kinds of buyers,” says Jansen.
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