DIEP RIVER MARKET REPORT
Residential Performance Audit: Q2 2026 vs Q2 2025
Excludes Estate Sales, Inter-family Transactions, and Municipal Transfers
Freehold Property Metrics (Full Title)
Market Sales (Q2) 0 Q2 2025: 9 (+44.4%)
Average Price 0 Q2 2025: R 3,451,133 (+8.5%)
Median Price 0 Q2 2025: R 3,000,000 (+26.7%)
Avg Erf (Land) Size 0 Q2 2025: 620 m² (-18.9%)
Avg Rand / Land m² 0 Q2 2025: R 5,566 (+29.7%)
Total Suburb Spend 0 Q2 2025: R 31,060,200 (+56.7%)
Sectional Title Metrics (Flats & Apartments)
Market Sales (Q2) 0 Q2 2025: 20 (-50.0%)
Average Price 0 Q2 2025: R 1,228,725 (+3.6%)
Median Price 0 Q2 2025: R 1,200,000 (+8.3%)
Avg Unit (Floor) Size 0 Q2 2025: 63 m² (+4.8%)
Avg Rand / Floor m² 0 Q2 2025: R 19,065 (-5.2%)
Total Suburb Spend 0 Q2 2025: R 24,574,500 (-48.2%)
▾ VIEW DETAILED TRANSACTION REGISTRY (AUDITED AUDIT TRAIL)
Q2 2026 Freehold Transfers (Land Area metrics)
| Address | Land Extent | Registered Date | Price | R / Land m² |
|---|---|---|---|---|
| 12 Tramore Road | 602 m² | 2026/05/05 | R 5,200,000 | R 8,638 |
| 22 Mile End Road | 1592 m² | 2026/05/04 | R 5,175,000 | R 3,251 |
| 26 Old Kendal Close | 542 m² | 2026/06/02 | R 4,900,000 | R 9,041 |
| 11 Glenwood Place | 196 m² | 2026/06/01 | R 4,800,000 | R 24,490 |
| 15 Boundary Road | 586 m² | 2026/04/01 | R 4,700,000 | R 8,020 |
| 11 Ruchill Road | 694 m² | 2026/05/26 | R 4,295,000 | R 6,189 |
| 30 Yellowwood Crescent | 460 m² | 2026/05/28 | R 3,800,000 | R 8,261 |
| 4 Tramore Road | 721 m² | 2026/05/21 | R 3,450,000 | R 4,785 |
| 48 Hamilton Road | 363 m² | 2026/06/08 | R 2,850,000 | R 7,851 |
| 1A Severn Road | 221 m² | 2026/05/13 | R 2,650,000 | R 11,991 |
| 37 Normandy Crescent | 228 m² | 2026/04/02 | R 2,500,000 | R 10,965 |
| 21 Rambler Road | 322 m² | 2026/05/14 | R 2,350,000 | R 7,298 |
| 25 Ian Taylor Road | 216 m² | 2026/05/06 | R 2,000,000 | R 9,259 |
Audited Sectional Title Transfers (Floor Area metrics)
| Complex Name / Address | Floor Size | Registered Date | Price | R / Floor m² |
|---|---|---|---|---|
| Unit 308, Eaton Square (167 Main Road) | 62 m² | 2026/03/02 | R 1,750,000 | R 28,226 |
| Unit 14, Pinewin Place (114 Pinelaw Road) | 70 m² | 2026/01/29 | R 1,495,000 | R 16,989 |
| Unit 21, West Park (215 Main Road) | 84 m² | 2026/02/10 | R 1,399,000 | R 16,655 |
| Unit 18, Bertilley (11 Paddington Road) | 71 m² | 2026/02/05 | R 1,330,000 | R 18,732 |
| Unit 6, West Park (215 Main Road) | 85 m² | 2026/02/19 | R 1,300,000 | R 15,294 |
| Unit 16, Potters Place (6 Mile End Road N) | 65 m² | 2026/02/18 | R 1,300,000 | R 20,000 |
| Unit 20, Bertilley (11 Paddington Road) | 82 m² | 2026/01/30 | R 1,300,000 | R 12,745 |
| Unit 11, Avondale Gardens (Nicolette St) | 51 m² | 2026/03/27 | R 1,095,000 | R 21,471 |
| Unit 15, Fairdale (3 Nicolette Street) | 44 m² | 2026/03/31 | R 910,000 | R 20,682 |
| Unit 104, Sandhurst (15 Annandale Road) | 52 m² | 2026/02/05 | R 850,000 | R 16,346 |
Note: Audited transactions exclude multi-property title deed transfers (such as 13 & 11 Annandale Road in Q2 2025) and estate clearances (such as 8 Denniston Close and 3 Blenheim Road in Q2 2026) to maintain accurate price statistics.
Senior Real Estate Analyst Commentary
Analyzing the performance of the Diep River residential market across both sectors in the second quarters of 2025 and 2026 highlights a strong real estate node with highly distinct market behaviors.
Technical Distinction in Capital Yields: Understanding the structural difference in the calculation of square-meter rates is crucial. Freehold properties are evaluated on total land area (including raw garden and yard space), resulting in a lower baseline of R7,218/Land m². Conversely, Sectional Title properties are evaluated entirely on internal structural floor space, generating a significantly higher concentration of value at R18,081/Floor m². Mixing these figures together distorts market realities.
Freehold Capital Acceleration (Volume & Price Expansion): The freehold sector showed exceptional strength, with transaction volumes growing by +44.4% (from 9 up to 13 sales). This growth pushed total sector liquidity up by +56.7% to reach R48,670,000. This expansion occurred alongside a +29.7% surge in the Average Rand per Land m² (R5,566 to R7,218), proving that buyers are aggressively competing for physical land, driving values up despite a drop in average stand size (-18.9%). The median price benchmark rose by +26.7%, solidifying the suburb’s entry point around R3.8M.
Sectional Title Sector (Extreme Scarcity & Price Stability): In contrast, the Sectional Title market saw a dramatic -50% contraction in sales volume, dropping from 20 registered transfers down to 10. Rather than showing a decline in demand, this represents a severe shortage of available listings. This supply block supported average prices, which rose by +3.6% to R1,272,900, and pushed the median price up by +8.3% to R1,300,000. However, the average rate per floor space eased slightly by -5.2%, reflecting a shift toward larger two-bedroom layouts (averaging 66m² vs 63m² in Q2 2025) rather than high-rate compact micro-units.
Market Summary: Diep River remains one of the most reliable investment hubs in Cape Town’s Southern Suburbs. Freehold sellers are currently benefiting from excellent capital growth, while the sectional title sector continues to offer consistent rental returns and capital stability due to a clear supply shortage.