How Location Affects Property Values and What Buyers Need to Know

When it comes to buying property, the age-old mantra, “location, location, location”, holds very true and in order to make the best possible investment, it’s essential that buyers understand how this critical factor impacts a property’s value.

This is according to Claude McKirby, Co-Principal for Lew Geffen Sotheby’s International Realty, who adds: “While other factors such as a property’s size, design and features certainly play a role in determining its value, location remains the single most influential aspect affecting a home’s worth and investment potential.

“Whether you’re buying a home to live in or an investment property, understanding how location impacts property value is crucial for making a smart financial decision and, as property markets vary significantly from one city to another and even between neighbouring suburbs, knowing what to look for in a location can mean the difference between a solid investment and a poor financial choice.”

McKirby shares the following key location-related factors that buyers should take into consideration to ensure they make informed decisions that align with their financial and lifestyle goals:

1. Proximity to Economic Hubs and Employment Opportunities

One of the key drivers of property value is how close a home is to major economic centres. In cities like Johannesburg, Cape Town, and Durban properties near business districts such as Sandton, the Cape Town CBD, or Umhlanga tend to be highly sought after.

These areas attract professionals who want to live close to work, reducing their commuting time and transport costs and, as a result, property prices in these locations are generally higher and continue to appreciate over time.

Emerging economic hubs, such as Menlyn in Pretoria and Century City in Cape Town, are also seeing rising property values as businesses relocate to these areas, driving up demand for nearby housing.

2. Access to Quality Schools and Educational Institutions

For families, access to good schools is a major factor when choosing where to buy property and suburbs with highly rated schools, such as Rondebosch and Claremont in Cape Town or Bryanston and Parktown in Johannesburg, often see higher property prices because of strong demand. Parents are willing to pay a premium to ensure their children receive quality education without long commutes.

University towns, such as Stellenbosch and Grahamstown (Makhanda), also experience strong property markets, as there is consistent demand for student accommodation, making them attractive options for buy-to-let investors.

3. Transport Infrastructure and Accessibility

Areas with well-developed transport networks tend to have higher property values. Easy access to highways, public transport and airports enhances convenience for residents and boosts demand.

For example, properties along the Gautrain route in Johannesburg and Pretoria have seen significant appreciation due to the improved connectivity it provides. Similarly, homes near MyCiTi bus routes in Cape Town are often more desirable because of the ease of commuting.

Poor infrastructure, on the other hand, can negatively impact property value. Areas plagued by traffic congestion, limited public transport options or deteriorating roads may struggle to attract buyers and tenants.

4. Safety and Crime Rates

Security is a top priority for South African buyers, making it a major factor in property value. Areas with lower crime rates and well-established security measures, such as gated communities, boomed estates, and suburbs with active neighbourhood watch programs, tend to have higher property values.

Secure estates such as Steenberg Golf Estate, Silverhurst, Stonehurst and Silvertree in Constantiaberg, Steyn City in Johannesburg and and Zimbali in KwaZulu-Natal command premium prices because of their excellent security and lifestyle offerings. Conversely, areas with high crime rates often struggle with lower demand and declining property values.

5. Lifestyle Amenities and Attractions

Access to lifestyle amenities such as shopping centres, restaurants, beaches, parks, and entertainment hubs significantly impacts property value. Areas that offer a high quality of life tend to attract more buyers and maintain steady price growth.

For example, properties in Cape Town’s Atlantic Seaboard, including Clifton and Camps Bay, are highly sought after due to their proximity to the beach, vibrant nightlife and breathtaking views and the new Riverlands Mall next to the new Amazon building will definitely have a positive impact on the housing prices in Observatory, Woodstock, Salt River and Pinelands.

Similarly, areas like Rosebank in Johannesburg have gained popularity due to their trendy restaurants, art scene, and shopping options.

6. Future Development and Urban Planning

Investing in a property in an area poised for future development can be highly rewarding. Locations with planned infrastructure upgrades, commercial developments, or transport expansions often experience rising property values as these projects enhance the desirability of the area.

Areas like Waterfall in Midrand have seen rapid growth due to large-scale developments, including new office parks, shopping malls, and residential estates. On the other hand, areas with declining infrastructure or overcrowding issues may experience stagnating or decreasing property values.

7. Views, Natural Surroundings and Environmental Factors

Scenic views and natural surroundings can add significant value to a property. Beachfront homes, mountain-view properties, or homes overlooking golf courses often command premium prices.

For instance, properties in suburbs like Bantry Bay, Simon’s Town, Hermanus, and Ballito tend to be more expensive due to their coastal charm. Similarly, homes near nature reserves or with large green spaces tend to attract buyers looking for a peaceful environment with suburbs like Bishopscourt and Constantia some of the best mountain views and lush green spaces.

8. Supply and Demand Trends

The balance between supply and demand also plays a crucial role in determining property value. In high-demand areas with low housing stocks and limited available land for further development, prices tend to increase steadily. Conversely, in areas where supply exceeds demand, property values may stagnate or even decline.

Popular and well-established suburbs like Constantia in Cape Town and Sandhurst in Johannesburg remain expensive due to their exclusivity and limited new developments. In contrast, areas with oversupply, such as certain parts of central Johannesburg, may struggle with declining property values due to high vacancy rates.

9. Historical and Cultural Significance

Areas with historical significance or cultural heritage often attract buyers looking for unique properties. Neighbourhoods such as Constantia and Bo-Kaap in Cape Town or Muckleneuk in Pretoria, known for their historical charm, can maintain strong property values due to their cultural appeal.

Buyers in these areas often seek character-filled homes with distinct architectural features, creating steady demand that supports property appreciation.

“Ultimately, location is the single most influential factor in determining property value and buyers should carefully evaluate all the associated aspects so they can make informed decisions that not only enhance their quality of life but also secure a sound long-term investment.”