Rental information below is intended as a guide only and focuses on quality housing in neighbourhoods popular with expatriate families, either because of location to international and private schools, place of work and / or lifestyle and security.


Rental amounts

in South Africa always include the assessment rates/property taxes, and may include home owners’ levies (security, common area costs etc.) for homes in gated communities, cluster home complexes/compounds and apartments.  Many home owners in large security estates will add the estate levy as an additional cost to the rent, payable by the tenant. Please ensure you check this because levy amounts can be quite high.


Fixed costs:

Some other fixed costs (DSTV, pool and garden services, water and servicing in apartments) can sometimes also be negotiated in to the monthly rent.


Variable property costs:

such as telecoms, water and electricity consumption, are never included, and are typically for the tenant’s account.  The rents in these guidelines only include the assessment rates, and all other costs must be added to them.



Landlords in South Africa are not particularly negotiable – it is easier to negotiate inclusions into the rental than negotiate the rental down, such as garden and pool service


Furnished /Unfurnished:

  • R7 000 – R15 000 can be added to the rental amount of unfurnished properties, depending on property size and furniture requirements for an equivalent furnished house.
  • Apartments – can be rented furnished or unfurnished, availability is generally good for furnished apartments and there is typically room for some negotiation for longer term leases
  • Furnished is understood as “fully furnished and equipped” meaning it must include crockery, linen and even clothing hangers
  • Semi furnished can mean parts of furniture but no small pieces such as crockery, linen, etc.
  • Landlords often negotiate to include furniture, if not, furniture rental companies can be used and often provide more flexibility and professional services


General Lease and Rental Information:

Upfront payments:

  • Unfurnished: 1 month’s deposit and first month’s rental
  • Furnished: Typically, 2 month deposit and first month’s rental


Inclusions in Monthly Rent:

Houses (either freestanding homes or homes in gated communities or secure complexes):

  • Appliances are typically not included other than stove (oven and hob) which are typically built- in
  • Existing curtains and blinds are typically left for tenant’s use but must be agreed upon
  • Water and electricity are payable by the tenant
  • Telephone/Internet installation and usage is payable by the tenant. Check for availability of fibre, LTE and other internet options before applying for ADSL
  • Garden and Swimming pool maintenance is payable by the tenant, unless negotiated with the landlord
  • Home Owners Association Levy (applicable for gated communities and secure cluster complexes) and/or monthly security monitoring fees are payable by the tenant or can be included in the rent (at equivalent escalated amount)
  • The landlord is responsible for insuring the premises only (Home Owner’s Insurance) and the tenant is responsible for insuring his/her personal effects (Household Goods and All Risks Insurance)


  • Water and sometimes Electricity is included (in some instances electricity is capped)
  • Parking bay/s and security are included
  • DSTV / satellite TV is typically included or negotiated into monthly rental
  • Servicing may be negotiated into the monthly rental
  • Telephone/Internet usage is not typically included
  • The landlord is responsible for insuring the premises, including his/her contents.
  • The tenant is responsible for insuring his/her personal effects


Lease Terms:

  • Typical length of lease for unfurnished homes is 1 - 2 years (option to renew can be negotiated into the lease)
  • Typical length of lease for apartments is minimum of 3 months +
  • Monthly rentals escalate annually. Current asking escalation rate is between 6% and 10% (somewhat negotiable)
  • VAT is not applicable to rentals on residential property
  • The real estate agent’s commission is payable by the landlord, in South Africa it is typically between 7 – 10% of total rental for the lease period
  • An early termination / diplomatic break clause is acceptable to most landlords – on a long-term lease, typically 3 months’ notice can be given after 3-6 months; the shorter the lease, the shorter these periods
  • Landlord’s prefer a corporate lease to one signed by an individual


Johannesburg and Centurion

  Family Status
Employee Level Single Couple

Family of 3 (One child)

Family of 4 (Two children)

Family of 5 (Three children)

Manager 35 000 40 000 45 000 50 000 60 000
Level 4 30 000 35 000 40 000 45 000 50 000
Level 3 25 000 30 000 35 000 40 000 45 000
Level 2 20 000 25 000 30 000 35 000 40 000
Level 1 15 000 20 000 25 000 30 000 35 000


Pretoria Eash

  Family Status
Employee Level Single Couple

Family of 3 (One child)

Family of 4 (Two children)

Family of 5 (Three children)

Manager 32 000 37 000 42 000 47 000 52 000
Level 4 27 000 32 000 37 000 42 000 48 000
Level 3 22 000 27 000 32 000 37 000 42 000
Level 2 17 000 22 000 27 000 32 000 37 000
Level 1 12 000 17 000 22 000 27 000 32 000


Disclaimer: Whilst we make every effort to ensure the accuracy of this information, the

above rentals are intended only as a guide and are subject to change due to supply and

demand and other market related factors