Residential Property Price Index
The Residential Property Price Index (RPPI) is a South African monthly residential housing price index published by Stats SA, with data recorded since 2010. The agency publishes indices measuring changes in residential property prices at national, provincial, and metro levels.
Context
The Residential Property Price Index was developed by Statistics South Africa in partnership with the South African Reserve Bank, with technical support from the International Monetary Fund. It was first published in March 2023 as experimental statistics to obtain stakeholder feedback. Following methodological revisions, the index became an official statistical release in June 2024.
Methodology
The RPPI is compiled using residential property transactions registered with the Office of the Chief Registrar of Deeds, sometimes referred to as the Deeds Office. It covers the sales of new builds and previously owned residential properties, including freestanding houses and condominium (sectional title) properties.
The index uses prices recorded in actual property transactions, rather than advertised asking prices. The RPPI measures price changes at national, provincial, and metropolitan municipality levels.
Stats SA uses a hedonic regression model to account for differences in property characteristics, including location, size, and property type. The resulting indices are smoothed using a Henderson filter to reduce short-term volatility in the housing market. Unlike average selling prices, the RPPI is designed to measure changes in property values while controlling for differences in the properties sold. The most recent 12 months of data are subject to revision as additional property transactions are registered.
The RPPI uses December 2020 as the base period (index = 100).
RPPI chart
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Historical data
The following table presents the historical RPPI at the national level, and for the country's eight metropolitan municipalities. The seat of each metro is in the explanatory footnotes. Figures are for December for all except the current year, which features data as at June 2026.
| Year | National | Buffalo City | Cape Town | Ekurhuleni | eThekwini | Johannesburg | Mangaung | Nelson Mandela Bay | Tshwane | Ref |
|---|---|---|---|---|---|---|---|---|---|---|
| 2010 | 59.7 | 63.5 | 48.4 | 66.3 | 64.6 | 63.4 | 69.6 | 61.3 | 61.8 | |
| 2011 | 61.4 | 67.7 | 49.9 | 67.2 | 67.4 | 64.1 | 72.4 | 63.4 | 64.0 | |
| 2012 | 65.2 | 71.4 | 53.3 | 70.6 | 70.2 | 68.8 | 78.6 | 64.5 | 68.0 | |
| 2013 | 69.5 | 71.2 | 57.5 | 73.4 | 73.3 | 75.2 | 83.9 | 67.7 | 72.5 | |
| 2014 | 74.6 | 79.9 | 64.3 | 77.0 | 78.5 | 81.0 | 85.9 | 71.4 | 75.9 | |
| 2015 | 80.4 | 81.7 | 73.2 | 81.3 | 85.1 | 86.8 | 88.9 | 71.9 | 80.9 | |
| 2016 | 84.1 | 84.2 | 81.0 | 82.2 | 87.1 | 89.4 | 83.8 | 76.4 | 85.6 | |
| 2017 | 89.4 | 90.8 | 88.6 | 86.6 | 90.7 | 93.1 | 89.9 | 80.8 | 89.6 | |
| 2018 | 91.9 | 95.2 | 91.4 | 89.6 | 92.5 | 94.7 | 94.1 | 83.4 | 91.6 | |
| 2019 | 94.1 | 92.6 | 93.4 | 92.3 | 95.4 | 95.1 | 95.1 | 90.7 | 93.0 | |
| 2020 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |
| 2021 | 106.1 | 99.6 | 106.3 | 106.3 | 107.4 | 103.6 | 109.0 | 107.6 | 107.2 | |
| 2022 | 109.8 | 99.0 | 110.6 | 111.2 | 107.8 | 104.2 | 113.1 | 109.1 | 108.3 | |
| 2023 | 111.6 | 103.5 | 113.7 | 110.5 | 105.9 | 101.8 | 115.8 | 109.9 | 109.2 | |
| 2024 | 116.0 | 102.5 | 120.5 | 110.3 | 107.9 | 102.8 | 121.0 | 117.1 | 112.0 | |
| 2025 | 123.5 | 109.8 | 131.5 | 115.3 | 111.5 | 107.0 | 124.9 | 120.2 | 115.5 | |
| 2026 | 128.5 | 109.6 | 139.8 | 119.6 | 114.4 | 109.4 | 129.0 | 121.6 | 117.6 |
- ↑ The administrative seat of Buffalo City is East London
- ↑ The administrative seat of the City of Cape Town is Cape Town
- ↑ The administrative seat of Ekurhuleni is Germiston
- ↑ The administrative seat of eThekwini is Durban
- ↑ The administrative seat of the City of Johannesburg is Johannesburg
- ↑ The administrative seat of Mangaung is Bloemfontein
- ↑ The administrative seat of Nelson Mandela Bay is Gqeberha
- ↑ The administrative seat of Tshwane is Pretoria
Provincial data
The following table presents the historical RPPI for South Africa's nine provinces. The most populous city in each province is in the explanatory footnotes. Figures are for December for all except the current year, which features data as at June 2026.
| Year | Eastern Cape | Free State | Gauteng | KwaZulu-Natal | Limpopo | Mpumalanga | North West | Northern Cape | Western Cape | Ref |
|---|---|---|---|---|---|---|---|---|---|---|
| 2010 | 61.8 | 68.6 | 63.5 | 63.2 | 81.3 | 76.5 | 86.1 | 56.0 | 49.5 | |
| 2011 | 64.7 | 71.0 | 64.7 | 66.6 | 91.5 | 80.7 | 85.3 | 59.1 | 50.9 | |
| 2012 | 66.7 | 77.7 | 68.9 | 70.0 | 98.3 | 84.6 | 90.4 | 61.1 | 54.1 | |
| 2013 | 68.7 | 82.2 | 74.0 | 73.5 | 95.6 | 90.6 | 93.7 | 69.5 | 58.2 | |
| 2014 | 74.1 | 85.0 | 78.6 | 79.4 | 95.2 | 87.7 | 94.2 | 75.3 | 65.0 | |
| 2015 | 75.0 | 88.5 | 83.9 | 85.8 | 97.7 | 94.1 | 91.1 | 81.0 | 73.0 | |
| 2016 | 78.8 | 83.9 | 86.7 | 86.5 | 94.6 | 90.5 | 94.7 | 81.9 | 80.1 | |
| 2017 | 83.9 | 89.7 | 90.7 | 91.4 | 98.6 | 86.0 | 95.5 | 96.6 | 87.7 | |
| 2018 | 87.1 | 93.2 | 92.7 | 92.3 | 100.2 | 90.7 | 97.3 | 100.0 | 90.9 | |
| 2019 | 91.3 | 94.5 | 93.9 | 95.2 | 95.9 | 95.3 | 97.4 | 101.3 | 93.9 | |
| 2020 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |
| 2021 | 104.9 | 110.0 | 105.4 | 105.3 | 105.5 | 101.2 | 108.7 | 100.7 | 107.6 | |
| 2022 | 105.8 | 111.6 | 107.1 | 106.9 | 107.2 | 113.9 | 114.3 | 105.5 | 114.2 | |
| 2023 | 107.5 | 113.0 | 106.4 | 105.1 | 109.4 | 118.8 | 121.7 | 100.5 | 119.3 | |
| 2024 | 112.2 | 119.1 | 107.9 | 107.0 | 119.7 | 121.6 | 127.6 | 90.9 | 127.0 | |
| 2025 | 116.7 | 123.7 | 112.2 | 110.5 | 134.8 | 134.6 | 130.6 | 92.3 | 139.4 | |
| 2026 | 117.5 | 129.3 | 114.9 | 112.7 | 135.9 | 136.8 | 142.2 | 83.0 | 147.5 |
- ↑ The most populous city in the Eastern Cape is Gqeberha
- ↑ The most populous city in the Free State is Bloemfontein
- ↑ The most populous city in Gauteng is Johannesburg
- ↑ The most populous city in KwaZulu-Natal is Durban
- ↑ The most populous city in Limpopo is Polokwane
- ↑ The most populous city in Mpumalanga is Mbombela
- ↑ The most populous city in North West is Rustenburg
- ↑ The most populous city in the Northern Cape is Kimberley
- ↑ The most populous city in the Western Cape is Cape Town
Year-over-year changes
The following table presents annual percentage changes in the RPPI at the national level, and for the country's eight metropolitan municipalities. Figures are calculated by comparing December index values with those of the preceding year, except for 2026, which represents the 12-month change to June 2026.
| Year | National | Buffalo City | Cape Town | Ekurhuleni | eThekwini | Johannesburg | Mangaung | Nelson Mandela Bay | Tshwane | Ref |
|---|---|---|---|---|---|---|---|---|---|---|
| 2011 |  2.8% |
6.6% |
3.1% |
1.4% |
4.3% |
1.1% |
4.0% |
3.4% |
3.6% |
|
| 2012 | 6.2% |
5.5% |
6.8% |
5.1% |
4.2% |
7.3% |
8.6% |
1.7% |
6.2% |
|
| 2013 | 6.6% |
 0.3% |
7.9% |
4.0% |
4.4% |
9.3% |
6.7% |
5.0% |
6.6% |
|
| 2014 | 7.3% |
12.2% |
11.8% |
4.9% |
7.1% |
7.7% |
2.4% |
5.5% |
4.7% |
|
| 2015 | 7.8% |
2.3% |
13.8% |
5.6% |
8.4% |
7.2% |
3.5% |
0.7% |
6.6% |
|
| 2016 | 4.6% |
3.1% |
10.7% |
1.1% |
2.4% |
3.0% |
5.7% |
6.3% |
5.8% |
|
| 2017 | 6.3% |
7.8% |
9.4% |
5.4% |
4.1% |
4.1% |
7.3% |
5.8% |
4.7% |
|
| 2018 | 2.8% |
4.8% |
3.2% |
3.5% |
2.0% |
1.7% |
4.7% |
3.2% |
2.2% |
|
| 2019 | 2.4% |
2.7% |
2.2% |
3.0% |
3.1% |
0.4% |
1.1% |
8.8% |
1.5% |
|
| 2020 | 6.3% |
8.0% |
7.1% |
8.3% |
4.8% |
5.2% |
5.2% |
10.3% |
7.5% |
|
| 2021 | 6.1% |
0.4% |
6.3% |
6.3% |
7.4% |
3.6% |
9.0% |
7.6% |
7.2% |
|
| 2022 | 3.5% |
0.6% |
4.0% |
4.6% |
0.4% |
0.6% |
3.8% |
1.4% |
1.0% |
|
| 2023 | 1.6% |
4.5% |
2.8% |
0.6% |
1.8% |
2.3% |
2.4% |
0.7% |
0.8% |
|
| 2024 | 3.9% |
1.0% |
6.0% |
0.2% |
1.9% |
1.0% |
4.5% |
6.6% |
2.6% |
|
| 2025 | 6.5% |
7.1% |
9.1% |
4.5% |
3.3% |
4.1% |
3.2% |
2.6% |
3.1% |
|
| 2026 | 8.1% |
2.3% |
12.0% |
7.2% |
5.1% |
4.9% |
3.7% |
3.1% |
3.3% |
- ↑ The administrative seat of Buffalo City is East London
- ↑ The administrative seat of the City of Cape Town is Cape Town
- ↑ The administrative seat of Ekurhuleni is Germiston
- ↑ The administrative seat of eThekwini is Durban
- ↑ The administrative seat of the City of Johannesburg is Johannesburg
- ↑ The administrative seat of Mangaung is Bloemfontein
- ↑ The administrative seat of Nelson Mandela Bay is Gqeberha
- ↑ The administrative seat of Tshwane is Pretoria
Percentage change over entire period
The following table presents the percentage changes in the RPPI between 2010 and 2026 at the national level, and for the country's eight metropolitan municipalities. Figures are calculated by comparing 2010's December index value with 2026's June value.
| Rank | Metro | Administrative seat | 2010 | 2026 | Change | R1m equivalent (2026) * | Ref |
|---|---|---|---|---|---|---|---|
| 1 | City of Cape Town | Cape Town | 48.4 | 139.8 | 188.8% |
R2.89 million | |
| 2 | National | – | 59.7 | 128.5 | 115.2% |
R2.15 million | |
| 3 | Nelson Mandela Bay | Gqeberha | 61.3 | 121.6 | 98.4% |
R1.98 million | |
| 4 | Tshwane | Pretoria | 61.8 | 117.6 | 90.3% |
R1.90 million | |
| 5 | Mangaung | Bloemfontein | 69.6 | 129.0 | 85.3% |
R1.85 million | |
| 6 | Ekurhuleni | Germiston | 66.3 | 119.6 | 80.4% |
R1.80 million | |
| 7 | eThekwini | Durban | 64.6 | 114.4 | 77.1% |
R1.77 million | |
| 8 | Buffalo City | East London | 63.5 | 109.6 | 72.6% |
R1.73 million | |
| 9 | City of Johannesburg | Johannesburg | 63.4 | 109.4 | 72.6% |
R1.73 million | |
* This column illustrates the equivalent value in June 2026 of a hypothetical residential property valued at R1 million in December 2010, assuming its price changed at the same rate as the relevant RPPI. These figures do not represent actual property valuations.