Fish Hoek Market Report
Freehold Residential Performance Analysis | Q2 2026 vs Q2 2025
Sales Volume
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Q2 2025: 30 units (-20% contraction) Median Price
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Q2 2025: R 3,225,000 (+12.5% growth) Avg. Rand per m²
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Q2 2025: R 6,910 (-1.74% variance) Core Flat R/m² Growth
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Reflects true entry-level appreciation Mountain Slope Avg. R/m²
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Peak, Mountain, Berg Roads corridor Top Registered Sale
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2 Mountain Road, Fish HoekSegmented Enclave Insights
An isolated analysis of the localized Mountain Slopes Corridor (comprising Peak Road, Mountain Road, and Berg Road) versus the Valley Core Flats (including Dalton Road and the various Crescent corridors).
Mountain Slopes Premium R 11,872 / m² Driven by panoramic views & unique topography.
Valley Core Flatlands R 6,183 / m² Consistently growing from R 5,397 / m² in Q2 2025.
| Address | Size (m²) | Price | R/m² |
|---|---|---|---|
| 2 Mountain Road | 596 | R 8,460,000 | R 14,195 |
| 3 Berg Road | 495 | R 6,400,000 | R 12,929 |
| 42 Peak Road | 597 | R 6,200,000 | R 10,385 |
| 25 Peak Road | 496 | R 4,950,000 | R 9,980 |
| 86 Ranger Road | 834 | R 4,900,000 | R 5,875 |
| 37 Ranger Road | 597 | R 4,750,000 | R 7,956 |
| 19 Harry De Stadler Close | 1,094 | R 4,615,000 | R 4,218 |
| 23 First Crescent | 496 | R 4,050,000 | R 8,165 |
| 39 Oriole Road, Peers Hill | 479 | R 3,980,000 | R 8,309 |
| 39 Nerina Crescent | 496 | R 3,700,000 | R 7,460 |
| 19 Eighth Avenue | 496 | R 3,660,000 | R 7,379 |
| 2 The Close | 409 | R 3,650,000 | R 8,924 |
| 21 Luttrel Crescent | 496 | R 3,606,000 | R 7,270 |
| 19 Fifth Avenue | 496 | R 3,600,000 | R 7,258 |
| 36 Upper De Waal Road | 936 | R 3,600,000 | R 3,846 |
| 13 Genoa Avenue | 454 | R 3,600,000 | R 7,930 |
| 28 Third Crescent | 496 | R 3,500,000 | R 7,056 |
| Second Crescent 52 | 496 | R 3,200,000 | R 6,452 |
| 25 Dalton Road | 495 | R 3,100,000 | R 6,263 |
| 17 Fifth Avenue | 496 | R 2,800,000 | R 5,645 |
| 185 Ranger Road | 710 | R 2,200,000 | R 3,099 |
| 15 Dalton Road | 496 | R 1,550,000 | R 3,125 |
| 6 First Crescent | 495 | R 1,500,000 | R 3,030 |
| 74 Peak Road | 556 | R 1,500,000 | R 2,698 |
Market Commentary
The audited performance data for the second quarter of 2026 highlights a strong trend of capital defense amid shrinking supply. Transaction volume shrank by 20.0% (from 30 down to 24 units), indicating constrained inventory. This classic scarcity squeeze successfully pushed the overall median transaction value up by 12.5%, advancing from R3,225,000 to R3,628,000.
While the macro Average Rand per m² appears slightly flat (-1.74%), a deeper look at segmented locations reveals a different story. In Q2 2025, the average was skewed by several high-value, oversized estate transfers. In Q2 2026, the Flatland Core Corridor experienced a solid 14.5% year-on-year appreciation in land rates (rising from R5,397/m² to R6,183/m²). This proves that demand for affordable and standard freehold parcels in Fish Hoek is stronger than ever.
Meanwhile, premium enclaves continue to command high rates. The scenic Mountain Slopes sector led the market with a remarkable average rate of R11,872 / m², highlighted by the benchmark transfer of 2 Mountain Road for R8,460,000.