Increasing web searches for homes in Bryanston and Sandton

With the world at their fingertips, most buyers embarking on a search to find the home of their dreams, and within their budget, begin their journey by scouring the internet, viewing properties for sale.

Says Dr Andrew Golding, chief executive of the Pam Golding Property group: “A recent assessment of web searches on our website reveals some notable trends regarding locations attracting high interest.

“While Cape Town retains top spot for searches on the Pam Golding Properties website, Gauteng locations such as Bryanston and also Sandton overall account for an increasing number of web searches.

 

“In fact, for the six-month period August 2024 to January 2025, seven of the top 20 searches were for suburbs in Gauteng, with Bryanston and Sandton (as a whole) in second and third place behind Cape Town. Notably, Gauteng locations accounted for nearly a third of all the top 20 searches during this period.”

Adds Dr Golding: “This is compared with the first quarter of 2024, when Gauteng accounted for only five of the top 20 searches on our website, with Bryanston in fifth place and Sandton seventh.”

Says Nelson Ferreira, regional head in Gauteng for Pam Golding Properties: “Sandton’s reputation as a premier business and luxury hub plays a significant role in the uptick in enquiries, particularly in the luxury market from R15 million plus, where viewing interest has increased. This is not only among South African buyers and returning expats, but also international purchasers predominantly from African countries, and from Europe. There has also been a notable increase in offers submitted on properties priced around R11 million to R15 million.

“Due to its vibrant lifestyle, lucrative business opportunities and upscale living environment, this area has always appealed to international property buyers for various reasons. This includes those relocating permanently or with three-to-five-year contracts in the area, while other global investors are purchasing apartments to rent out and build a property portfolio in Southern Africa.”

Meanwhile, says Ferreira, for savvy investors and local first-time buyers, the recently adjusted R1.21 million threshold for transfer duty has significantly improved the time taken to sell properties pegged below this price point.

A leafy green suburb within Sandton, Bryanston remains a sought-after address because of its central locality, top government and private schools, and close proximity to Sandton CBD just 8km away. It is also only some 17km to Midrand, and for commuters to Tshwane, offers easy access to the highway. Bryanston is dissected by Winnie Mandela Drive, one of Johannesburg’s busiest arterial roads, which effectively separates east from west Bryanston.

Says Ferreira: “The suburb caters for every kind of buyer, from those entering the market to couples, families upscaling and high net worth purchasers seeking luxury living, as well as those relocating back to Johannesburg as a result of a return-to-office trend.

“Bryanston offers a wide range of residential properties, including full title homes priced between R3 million and R40 million, estates with residences in the price band between R3.5 million and R30 million, and sectional title townhouses ranging from R900 000 to R8 million.”

There are several distinct property segments in Bryanston – each in high demand, albeit currently with an oversupply.

Development market

Comments Ferreira: “Reflecting the ongoing demand and desirability of the area, developers are actively acquiring freehold properties from 1 900sqm to 4 200sqm, resulting in a wide range of both estate-style clusters and sectional title developments being built. Developers are especially interested in stands that have been rezoned as they offer strong prospects for redevelopment, renovation and resale. Currently, the going rate for rezoned land – whether vacant or with an existing home – is approximately R1 000 per square metre.

“In addition, some individual purchasers are looking to acquire properties where there is potential to subdivide and sell a part of the land, as well as combining households, with a cottage or flatlet sought after for multi-generational living. As a result, many homeowners who are unable to realise the full value of their properties are opting to subdivide. A single stand can potentially be split into five stands, allowing for the construction of five modern cluster homes. Subdivision is driven either by existing homeowners unlocking value or developers aiming to build multiple homes or high-density apartments for resale.”

Full title homes

Typically set on large stands from approximately 1 900-4 300sqm, making them highly attractive to developers, full title homes are available in both Bryanston East and Bryanston West – with the East more developed with newer builds, while the West comprises mainly older or more existing, mature homes,” says Ferreira.

“In Bryanston West, entry-level pricing for full title homes starts at approximately R3 million, which generally comprises a four-bedroom, 3.5-bathroom house. Homes in this area range up to R15 million, offering substantial opportunity for renovation. In the East, full title prices begin at around R5 million and extend up to R40 million, with a similar range of stand sizes creating significant potential for investors, particularly developers.

Sectional Title units

“The sectional title segment of the market is extremely attractive to first-time buyers because of its affordability, security features, and the opportunity to live in one of Sandton’s most sought-after suburbs. What makes this sector particularly competitive is that sellers of existing units must compete with these brand-new, sectional title developments with studios starting at around R900 000, two-bedroom apartments ranging from R1.2 million to R1.7 million, and three-bedroom apartments or townhouses priced between R3.3 million and R4.7 million.”

Ferreira says buyer preferences in Bryanston East vary – some are seeking freehold properties of 2 000sqm or more, with a minimum of four bedrooms and within gated communities, while others typically prioritising a spacious yet secure lock-up-and-go lifestyle are looking for secure cluster homes on approximately 1 000sqm of land, with 400-600sqm under roof.

Cluster and Gated Estates

“Another standout segment is the cluster and gated estate market, where buyers can enter from around R3 million, while premium properties can exceed R20 million. These estates offer excellent security, lower levies – especially compared to various sectional title units, and larger stand sizes ranging from 400-1 200sqm. Homes in this market segment tend to sell quickly due to strong demand and the appeal of estate living.”

With excellent amenities, including top-tier shopping centres, green parks and the exclusive, limited-membership Bryanston Country Club, Bryanston is home to some of Sandton’s most prestigious schools including Bryneven Primary, Bryanston High School, Brescia House, The British International Collega, St Stithians College, Michael Mount School and Brynandale Primary as well as close proximity to Redhill.