Investors jump on emerging property trend in Cape Town

Cape Town has become a global hotspot for remote workers, driven by the post-pandemic shift toward flexible work. Long admired for its striking landscapes, vibrant culture, and unique mix of city and nature, it is now a preferred base for digital nomads worldwide.

With fast internet, a growing network of coworking hubs, and comparatively affordable living costs, Cape Town checks many boxes for location-independent workers.

The real estate sector is responding quickly. Industry experts note rising demand in the Western Cape for adaptable properties that support multi-generational living and generate income through short-term rentals. For many, property has become a side hustle – an additional revenue stream layered over their primary job.

This shift is particularly visible in the growing popularity of medium-term rentals—leases ranging from one to six months—which are disrupting traditional norms in both leasing and hospitality.

Cities like Cape Town and San Francisco are leading the way, offering the perfect hybrid of stability and flexibility for both tenants and investors.

“Remote work and the demand for flexible living across the world is driving the rise of medium-term rentals,” said St John Gardner, commercial director and co-founder of Neighbourgood, a Cape Town-based hybrid hospitality firm.

The company renovates and operates co-living and co-working spaces, sharing investment value with co-owners of each property.

According to Global Citizen Solutions, the number of remote workers grew from 10.9 million in 2020 to 35 million in 2024 – a 224% increase.

A Skyscanner report projects that by 2030, 60 million people will work remotely from anywhere, while the World Economic Forum estimates over 90 million remote-capable jobs by then.

For investors, this shift offers strategic advantages. Gardner believes that the space between short- and long-term leases is where the biggest opportunity now lies. As remote work grows and accommodation preferences shift, property owners are increasingly drawn to the middle ground.

One key advantage is flexibility. Medium-term rentals avoid the rigidity of year-long leases while offering more stability than high-churn short-term stays. This appeals to a growing pool of remote workers, professionals, and expatriates seeking temporary, high-quality living arrangements.

“Cape Town and San Francisco are two specific cities where the demand for flexible housing options tends to fluctuate with seasonal and economic trends,” said Gardner. Medium-term rentals allow landlords to adjust rates more frequently, optimising income and aligning with demand throughout the year.

Financially, the model is compelling. While short-term rentals can be profitable, they often come with high turnover costs and property wear. Medium-term leases reduce these burdens, providing more consistent income and lower vacancy rates.

In Cape Town, where seasonal tourism intersects with a mobile workforce, these rentals are especially effective. Landlords enjoy strong occupancy and better returns compared to conventional long-term rentals. San Francisco shows similar trends, driven by a tech-fueled, transient workforce that values flexible housing options.

Gardner highlights the investor benefits:

-Premium pricing with reduced turnover costs
-Higher occupancy rates—85–90% vs. 65–75% for short-term rentals
-Lower vacancy and maintenance expenses
-Rising demand from remote workers, business travellers, and expats in key global cities

“For property investors looking for a profitable, low-risk and hassle-free income stream, medium-term rentals present a very compelling investment strategy for 2025 and into the future as the trend towards flexibility is not showing any signs of diminishing,” said Gardner.

Landlords cash in on strong start to South Africa’s rental market in 2025

South Africa’s residential rental market began 2025 with its strongest performance for many years, according to the latest PayProp Rental Index.

National rental growth reached an average of 5.6% in Q1 2025 – the most robust quarterly increase since Q3 2017 – pushing the average rent to R9,132.

Growth peaked in February 2025, with a year-on-year increase of 6%.

This increase came against a backdrop of a favourable inflation environment. Consumer price index (CPI) inflation fell from 3.2% in January and February to 2.7% in March, widening the gap between rental growth and inflation.

The real-terms rental gain – 2.8% in both February and March – was the most substantial margin seen in the current growth cycle.

Notably, Q1 2025 broke from seasonal norms. Unlike previous years, the quarter did not see a spike in rental arrears.

Instead, the percentage of tenants in arrears edged down to 17%, matching the record low first reported by PayProp in Q4 2023.

Performance diverged widely by province. Limpopo remained a standout, recording a 10.9% increase in rents, just shy of its Q4 2024 growth. The province’s average rent climbed to R8 899, further extending its lead over Mpumalanga.

The Free State also staged a strong comeback, more than doubling its Q4 2024 growth rate to reach 7.6%, lifting its average rent to R7,453 and overtaking the Eastern Cape in the rankings.

In contrast, some provinces lagged behind. Gauteng’s growth dropped to 2.9%, its weakest showing in over a year, raising concerns about whether it can retain third place for average rent, now at R9,201.

Mpumalanga avoided outright contraction but posted the lowest growth in the country at 1.1%, after ending 2024 at just 0.2%. Rents in the province rose by a modest R91 year-on-year, continuing its pattern of underperformance.

The Western Cape still commands the highest average rent in South Africa with an average price of R11,285, although rental growth has slipped slightly to 9.6% from Q4 2024’s double-digit pace.

KwaZulu-Natal posted below-average growth of 4.5%, but with an average rent now just R31 behind Gauteng, a potential reshuffling in the national rankings may be on the horizon.

In other regions, Northern Cape rents rose 3.3%, showing early signs of recovery after a slow 2024. The Eastern Cape experienced a slight rebound to 4.4%, but not enough to avoid slipping to the second-lowest average rent in the country.

According to PayProp’s latest State of the Rental Industry report, nearly 80% of rental agents say affordability concerns are prompting tenant relocations.

For now, the average rent-to-income ratio stands at 28.8%, below the commonly advised ceiling of 30%. However, landlords of high-end properties may need to reconsider pricing strategies to maintain tenant interest and avoid narrowing their potential tenant pool.

New report ranks Joburg among top global emerging data centre markets

Global data centre markets are seeing surging demand due to relentless growth and expansion of cloud computing and AI workloads according to a new report.

The Cushman & Wakefield 2025 Global Data Centre Market Comparison report ranks Johannesburg as the continent’s leading data centre market and places it in the top 10 emerging markets globally.

The report, which benchmarks 97 global markets across 20 strategic criteria from power availability and land pricing to fibre connectivity and regulatory stability, highlights Johannesburg’s maturity and momentum.

Nairobi and Lagos also earned distinction as rising contenders with notable strengths in renewable energy integration and climate resilience.

“While cloud data centres have a well-defined tried-and-tested model and demand remains strong, there’s a growing realisation that AI data centres differ significantly in design, demanding far more power and cooling capacity,” said Calvin Crick, director of Cushman & Wakefield | BROLL Transaction Services.

“The ideal scale of these facilities is still being bedded down, and with development timelines stretching up to four years, global players are being more cautious in their investments.”

In the broader context, Africa is still considered a nascent region for large-scale data centre growth, but its relevance is increasing.

While South Africa clearly leads the continent, Cushman & Wakefield | BROLL is also seeing increased activity in other regional hubs. Nairobi offers a sustainability edge and Lagos presents latent potential.

Favourable macro trends for these African cities include power pipeline diversification, regulatory openness and land availability with lower acquisition costs compared to North America and Europe.

Locally, existing colocation providers, which rent space within their data centres for other companies to house servers and computing equipment, have moved swiftly to expand capacity, particularly in Johannesburg’s East Rand and Samrand nodes.

These areas have become preferred destinations due to their access to power and absence of key locational risks specific to data centres.

Angus Murray, of Cushman & Wakefield | BROLL Transaction Services, said: “The colocation market in South Africa has grown steadily, with ample space now available for hyperscalers to lease without the need for greenfield development. We expect it to take time for that capacity to be fully absorbed.”

“Interestingly, in Cape Town, which is South Africa’s second significant data centre market, we’re seeing land banking activity, which is a sign that shrewd data centre players are positioning for the future and securing sector-specific prime locations for tomorrow’s demand and dynamics now,” Murray said.

Both experts stress that data centre site selection is governed by power availability rather than location alone.

Crick said: “It’s not about finding premium land, it’s about finding power-connected land that meets a matrix of data centre-specific criteria, which includes low flood risk, minimal surrounding residential exposure, multiple access points, fibre connectivity and proximity to major electrical substations. Power delivery costs often exceed land values. The greater the distance from a major substation, the greater the costs. So, it’s important to understand all the nuances when establishing the viability of each potential data centre site.”

Johannesburg stands out as Africa’s most mature data centre hub. It is the only African city included in the report’s emerging markets rankings top 10, coming in at number 10 globally, which underscores its growing relevance as a digital infrastructure gateway into sub-Saharan Africa.

Key indicators driving Johannesburg’s inclusion include its preleased capacity, with over 50% of its pipeline already committed, suggesting healthy demand from hyperscalers and regional enterprises.

It is also one of the few African markets with ≥20MW of power availability in a single facility, placing it on par with major international markets such as Warsaw and Chicago.

The city has a track record of resilience demonstrating strategic planning, ranking among cities that have successfully built data centres outside high-risk flood zones.

John McWilliams, Head of Data Center Insights, Cushman & Wakefield, said: “The industry experienced rapid expansion throughout the past year, a trend we expect to continue into 2025 and 2026. Artificial intelligence (AI) and machine learning (ML), which gained prominence in 2022, are key drivers of this demand now and into the future.”

Global Key Trends

Land Demand and Suburban Shift: Larger site acquisitions for phased campus developments are becoming the norm, pushing data centre projects away from urban cores and into suburban and rural areas. Virginia, Phoenix, and Sydney rank among the top markets for land availability, as developers prioritize locations that support scalability and power integration.
Record Pipeline Growth: The Americas lead in planned data centre capacity, with Virginia boasting a staggering 15.4GW in its development pipeline. Land values remain a top consideration in mature markets, driving greater attention to more cost-effective emerging locations.
Powered Land Becomes Gold Standard: Land with pre-secured utility commitments is in high demand, with developers and even non-traditional buyers like electric vehicle and chip manufacturers competing for sites. These parcels offer a guaranteed path to power amid rising power constraints and long utility lead times.
Investment Surges Across Real Estate Spectrum: The sector continues to attract significant institutional investment, with a sharp rise in joint ventures, mergers, and acquisition activity across colocation, hyperscale, and infrastructure outfits. Recently capitalized firms are increasingly targeting both established and emerging markets, fuelling rapid pipeline growth and positioning data centers as one of the fastest-growing real estate asset classes globally.
Land Pricing and Competition Intensify: While the Americas enjoy lower land costs overall, increased competition in top-tier markets has driven pricing upward.

Click here to download the full report.

South Africa jobless rate overstated, says Capitec boss

Capitec chief executive officer, Gerrie Fourie has questioned South Africa’s official unemployment figures, suggesting the rate could be significantly lower when the country’s vast informal sector is taken into account, as reported by Business Day.

According to the latest data from Stats SA, South Africa’s unemployment rate rose to 32.9%, but Fourie argues this figure is misleading.

“What is interesting is when you look at the unemployment rate, we talk about 32%. But Stats SA doesn’t count self-employed people. I really think that is an area we must correct. The unemployment rate is probably actually 10%. Just go look at the number of people in the township informal market, who are selling all sorts of stuff, who have a turnover of R1,000 a day,” Fourie said.

Fourie, who is preparing to retire from South Africa’s largest bank by customer base—with over 24 million clients – in July, believes the informal economy plays a far greater role in employment and economic activity than the data reflects.

“To grow SA, we need to understand what is happening there [in the emerging market]. If we really had a 32% unemployment rate, we would have had unrest. If you go to the townships, most people have back-rooms to rent out, everyone is doing something. If we are talking job creation, let’s go out and encourage these entrepreneurs.”

Fourie criticized Stats SA for overlooking this “emerging market,” describing the entrepreneurs within it as “discouraged” job seekers. He added that Capitec sees this under-recognized sector as a “growth unicorn” and is working to extend its retail banking success into business banking by serving these informal operators.

Capitec estimates that South Africa has around 3 million formal SMMEs and an additional 3 million “emerging” businesses operating informally. The bank sees a major opportunity in serving the informal SME segment.

Speaking at an event in Stellenbosch in late 2024, Francois Viviers, Capitec’s executive for marketing and communications, highlighted the potential of this underserved market.

“We think there is double that in the informal sector, and we have seen in our research that there are people who are operating in township areas who provide fresh food to the market or provide transport, own a couple of hair salons or run a Tshisanyama, that have high turnover all of it cash and they are not included in the formal banking space.”

“We believe if you can include them by enabling their digital payments, creating visibility of their turnover, then that creates a possibility for us to provide funding that they can use to grow their business. That is where we see an opportunity.”

South Africa’s small, medium and micro enterprises (SMMEs) are already major economic contributors, accounting for approximately 34% of GDP and employing around 60% of the workforce, according to the Banking Association of South Africa.

However, FinScope’s MSME 2024 survey reports that 72% of these businesses operate informally and rely primarily on cash transactions. The sector’s total estimated turnover stands at R5.29 trillion.

At Capitec’s recent annual financial results presentation, Fourie reiterated the bank’s commitment to tapping into this sector. “There’s about 3 million spaza shops out there, 70% of them in the informal market. How do we capture that market and actually unlock the potential in South Africa?”

“We see growth potential in the informal economy in South Africa. There is a need for credit, insurance, VAS, payment channels, education and support that has not previously been addressed. We will work towards meeting this need. We have a large branch network in the right strategic locations, and we will leverage this,” said Fourie.

South Africa’s informal sector plays a crucial yet often overlooked role in the country’s economy, providing jobs and incomes for millions who struggle to find opportunities in the formal labour market.

According to a Quarterly Labour Force Survey (QLFS) released by Statistics South Africa (Stats SA), informal sector employment accounted for 19.5% of total employment in the fourth quarter of 2024.

StatsSA conducted a Survey of Employers and Self-Employed (SESE) in 2023. The Survey collects information on businesses not registered for value added tax (VAT). These businesses are referred to as businesses in the informal sector.

Despite economic uncertainties, the informal economy has shown resilience, with 1.9 million South Africans running non-VAT registered businesses in 2023, up from 1.5 million a decade earlier.

Tourism game-changer on KZN’s North Coast

Set along the scenic North Coast of KwaZulu-Natal, Club Med SA is set to become South Africa’s largest resort development after Sun City.

Once complete, it is expected to serve as a major catalyst for economic growth in the region, drawing international tourists and creating thousands of jobs.

The project is being backed by the Industrial Development Corporation (IDC), the biggest development finance institution in Sub-Saharan Africa. It’s one of the IDC’s largest tourism undertakings to date, adding to its current tourism exposure of about R3 billion.

The Club Med SA development will result in the creation of an economic hub with a high development impact in an underdeveloped node. An estimated 2,000 jobs will be created through the project — with further creation of downstream jobs across the value chain of linked services.

Even French airliner Air France is exploring adding a new route to Durban, thanks to the resort project.

Kagisho Bapela, head of the Services Strategic Business Unit (SBU) at the IDC, said: “The direct impact is 2,000 jobs on construction and permanent employees. A further 1,500 indirect jobs are expected to be created.”

He stressed that the resort’s economic influence extends well beyond direct employment, with a wide range of industries expected to benefit. From food and furniture to linens and other essential amenities, the project will stimulate growth across the entire supply chain.

“If you think about it long-term, there is going to be a marked shift in the KZN economy. We are impressed by the recruitment and training of 110 staff members for kitchen and restaurant roles through the NukaKamma Hospitality School, an NGO dedicated to educating young and unqualified individuals from Ballito townships,” said Bapela.

“The local crime stats for the villages surrounding the construction site are already reflecting a 60% decrease in reported cases compared to this time last year. This tells us that the people are already meaningfully engaged, and the jobs are creating a sense of ownership.”

Construction on Club Med SA began in March 2024. The resort has been designed to achieve Level 4 Green Building Certification incorporating features that improve energy efficiency, air quality, and occupant wellbeing.

Nestled on the shores of the Indian Ocean in Tinley Manor, it includes 345 hotel rooms being built by 17 main contractors with 250 subcontractor packages, and 1,400 personnel onsite daily – 90 offsite project staff.

Key features of the property include a beach club, a resort centre, children’s club and villa suites. It also boasts a 500-seat convention centre, marking Club Med’s entry into the local business tourism market.

And not to be missed will be the accompanying safari lodge in Mpilo Game Reserve — a private Big Five reserve located in northern KwaZulu-Natal that covers more than 8,623ha — offering a magical safari and beach experience suitable for families.

Ken Ogwang, senior dealmaker in the IDC’s Services SBU, said they chose to work with Club Med SA because of its global footprint in the hospitality business.

Club Med, founded in 1950, is a family-centric travel and tourism operator and is believed to have pioneered the all-inclusive holiday experience. It operates 70 resorts in 32 countries including Indonesia, Thailand, Maldives, Seychelles, Mauritius, Turkey, France, Portugal, Italy, Greece and Portugal.

“The other aspect you get from using an international operator is that you get their brand. If someone is sitting in Jamaica or New York, they know what Club Med is in the global tourism landscape,” he said.

The resort site spans two hills with planned access roads. “We are under very tight deadlines with Club Med global for delivery. If you imagine 1,000 foreign guests on opening day, we can’t very well send them packing back to Europe because the resort is not ready,” said Chris du Toit, the resort’s project lead.

Bulk services including roads, a dam, water infrastructure and a permanent electrical supply are soon to be completed.

According to Olivier Perillat-Piratoine, Club Med SA CEO, the construction of the resort is more than halfway complete. “The construction is doing fantastic. The roofing is completely finished for all the buildings, a sign of good progress. We are launching the reservation in October for the opening in July next year.”

He said Club Med would leverage its global presence to attract international visitors. “We are a very powerful brand. We have a large base of loyal international customers who will trust us with their South African holiday. This is tens of thousands of international travellers that will come to us and they will also spend money and venture outside of the resort.” For us it is a brilliant addition to our existing portfolio of destinations.”

Fairvest secures 5 retail properties in KZN and Western Cape for R478 million

JSE-listed real estate investment trust Fairvest has announced the acquisition of five commuter-focused retail properties in KwaZulu-Natal and the Western Cape for a combined value of R477.7 million, continuing its strategy of investing in retail assets that serve previously disadvantaged communities.

The portfolio, acquired at a blended yield of 9.81%, reinforces Fairvest’s commitment to growing its exposure to high-footfall, convenience-based shopping centres located near public transport and community hubs.

Fairvest holds a portfolio of 127 retail, office and industrial properties valued at R12.5 billion (held directly and through subsidiaries).

The average value per property held as at 31 March 2025 was R98.1 million.

Fairvest concluded separate agreements with various parties, including Collins Property Group, Manguzi Shopping Centre, and Bishops Court Properties, to secure five retail assets, all anchored by national tenants such as Shoprite, Boxer, SuperSpar, and OK Furniture.

These acquisitions are aligned with the group’s focused investment strategy and offer attractive initial yields, it said in a statement. The assets serve resilient consumer nodes and support Fairvest’s long-term objectives of sustainable income growth.

Property NameLocationGross Lettable Area (m²)Purchase Price (R)
Nquthu Shopping CentreNquthu, KwaZulu-Natal4,895R66.6 million
Ulundi Shopping CentreUlundi, KwaZulu-Natal4,476R38.9 million
Eyethu JunctionMadadeni, KwaZulu-Natal7,498R103.2 million
Manguzi Shopping CentreManguzi (Kosi Bay), KwaZulu-Natal8,425R136.0 million

“Fairvest is making consistent progress in transforming its diverse portfolio by improving the quality while pursuing its aim of becoming a retail-only REIT servicing low-income communities in South Africa.

“This is achieved by disposing of non-core assets and reinvesting in retail-focused properties. Approximately 70% of revenue is already generated from retail properties,” said CEO of Fairvest, Darren Wilder.

KwaZulu-Natal Retail Centres

Fairvest reached agreements with subsidiaries of Collins Property Group – namely Imbali Props 21 and Colkru Investments – to acquire three strategically located centres across KwaZulu-Natal for R208.7 million at a blended yield of 9.75%.

The acquisitions are subject to customary conditions precedent and are expected to transfer by 1 August 2025.

Manguzi Shopping Centre

Fairvest will also acquire 100% of the shares and claims in Manguzi Shopping Centre Proprietary Limited, which owns an 8,425m² retail centre in Manguzi (formerly Kosi Bay). The centre is anchored by Shoprite, and the R136 million deal was struck at a 9.75% yield.

Transfer of ownership is expected on or about 1 August 2025, pending fulfilment of standard conditions precedent.

Acquisition of Thembalethu Square

The group will acquire Thembalethu Square, located just outside George in the Western Cape, via a newly formed subsidiary, Mzanzi Mall Thembalethu Proprietary Limited, in which Fairvest holds a 51% stake.

The 8,734m² centre is anchored by Shoprite and Boxer, and the deal was concluded for R133 million at a 9.97% yield.

This acquisition is unconditional, with transfer expected to take place by 1 July 2025.

The group on Friday delivered a strong set of interim results for the six months ended 31 March 2025, declaring a cash dividend of 69.66 cents per A share and 23.10 cents per B share, representing full distribution of earnings.

Despite a challenging operating environment, Fairvest achieved an 8.8% increase in distribution per B share, while A share distributions rose 2.7%. The Group expects B share earnings for the full year to grow between 8.0% and 10.0%.

Total revenue (excluding straight-line rental income) increased 6.9% to R1.07 billion, and like-for-like net property income rose by 5.1%. Vacancies were kept low at 5.5%, and the group’s loan-to-value ratio improved to 31.8%, reflecting its conservative financial strategy.

New pension model proposed to help South Africans secure retirement

South Africa’s pension system urgently requires reform, with Old Mutual’s head of corporate savings and income, Fred van der Vyver, advocating for a more stable and equitable solution through the adoption of a Collective Defined Contribution (CDC) scheme, similar to the one implemented in the United Kingdom.

The 10X Investments Retirement Reality Report found that only 6% of South Africa’s population is on track to retire comfortably, highlighting a significant retirement savings crisis, with most people facing financial difficulty in their “golden years”.

Meanwhile, a study in early 2025 by Sanlam Corporate found that while the official retirement age in South Africa is 65, a significant number of South Africans will likely need to work until they are 80 to afford a comfortable retirement. This is due to the rising cost of living, lengthening life expectancies, and the fact that many South Africans don’t save enough for retirement.

“Our internal member data indicates that while 65 remains the official retirement age, only 25% of South Africans can afford to retire at this age. Most people will need to work an additional 15 years to achieve financial security in retirement,” said Kanyisa Mkhize, the chief executive of Sanlam Corporate.

Old Mutual noted that a volatile first quarter—fuelled by geopolitical shocks, including renewed trade tensions under President Trump’s second-term economic agenda – was further unsettled last week by a ruling from the US Court of International Trade blocking key tariff proposals.

Global markets, including equities and bonds, reacted sharply around the world, highlighting a fundamental flaw in the Defined Contribution (DC) retirement system: even those who do everything right remain vulnerable to losing critical savings through no fault of their own, said van der Vyver.

“Financial security at retirement is increasingly being determined not by how much you save – but by when you retire. We need a model that cushions individuals from unpredictable shocks and gives them confidence that their efforts will translate into a stable, secure retirement,” he said.

This systemic vulnerability was starkly demonstrated during the COVID-19 crisis. In early 2020, as markets collapsed in response to the global pandemic, thousands of South Africans were retrenched or forced into early retirement.

Many had to exit their retirement funds at the lowest point of the market, locking in losses that could not be recovered. By contrast, those who retired just a year later – after the markets had rebounded – fared significantly better.

The difference? Timing, not planning, said van der Vyver. “This pattern highlights a fundamental shortcoming of the Defined Contribution system, which now dominates South Africa’s retirement landscape. In a DC fund, each individual saves and invests independently, and their retirement outcome depends on how markets perform at the time of withdrawal,” he said.

Unlike the Defined Benefit (DB) model – which guaranteed a fixed pension based on years of service and salary – DC shifts all investment risk to the individual. There is no built-in protection if markets fall just before retirement.

To address this structural weakness, van der Vyver pointed to the CDC as a more stable and equitable alternative. CDC schemes retain individual contributions but pool investments, allowing members to share market risk and benefit from smoother returns over time. This collective structure provides protection from market shocks and reduces the role of timing in determining retirement outcomes.

A CDC pension is a group savings plan where members pool their money together to create a shared pension pot. This pot is then used to pay out retirement incomes to all members of the scheme.

How does it work?
Everyone pays in: Workers (and often their employers) contribute a fixed amount of money every month into the scheme.
Money is pooled: Instead of having individual pots for each person, all the contributions are pooled together into a single big fund.
Investments: The fund is invested to help it grow over time.
Shared risk: Everyone in the scheme shares the investment risk and reward. If investments do well, retirement incomes may go up. If investments do badly, incomes might go down — but the burden is shared across the group.
Predictable income: Unlike individual pensions, a CDC scheme aims to give members a more predictable income in retirement (though it’s not guaranteed like a defined benefit pension).

The UK introduced CDC schemes in 2022, and Royal Mail was the first major employer to adopt one for its employees. The Dutch pension system also uses a similar collective approach which inspired the UK model.

“CDC offers a more predictable outcome,” said van der Vyver. “It ensures that your income in retirement better reflects your lifetime of contributions—not the mood of the market when you exit the workforce.”

He pointed out that the current DC framework does include some protective features—such as life-staging strategies, smooth bonus portfolios, and default annuity options—which aim to reduce the impact of poor timing. However, these mechanisms are not systemically embedded and often require active decision-making by individuals.

In contrast, CDC integrates these protections directly into the fund structure, offering built-in safeguards rather than optional enhancements, said Old Mutual.

Research presented from Aon at the August 2024 Old Mutual Thought Leadership Forum shows that CDC schemes have the potential to deliver up to 30% higher retirement incomes than standard DC arrangements, depending on fund design, investment performance, and governance.

These gains are driven by lower fees, better long-term investment efficiency, and the ability to avoid locking in losses during downturns. Countries like the UK and the Netherlands are already moving towards CDC to future-proof their pension systems in an era of longevity and volatility.

Still, van der Vyver acknowledged that CDC is not a silver bullet. For one, members generally cannot pass unused savings on to heirs, which may concern those viewing retirement funds as part of a broader wealth transfer strategy.

Issues of intergenerational fairness must also be addressed to ensure younger workers do not disproportionately subsidise older members. Furthermore, portability across employers and sectors requires careful regulatory design.

“These are valid concerns,” he said, “but they are challenges of design, not principle. We’ve already demonstrated, through reforms like the Two-Pot System, that when there’s political will and industry cooperation, complex change is possible.”

As South Africa continues to grapple with global instability, rising life expectancy, and a growing crisis of confidence in retirement outcomes, van der Vyver warned that the real risk is inaction.

“The longer we delay structural changes to deliver more consistent outcomes, the more we undermine public trust in retirement saving. We must build a system that rewards long-term commitment and protects people from forces they can’t control. The current model simply doesn’t yet deliver that.”

Record foreign investment in Cape Town property market

Cape Town has seen unprecedented international investment in its residential property market, especially across high-demand areas such as the Atlantic Seaboard and City Bowl, driven by a record-breaking summer tourism season.

According to the Seeff Property Group, foreign buyers have poured nearly R2.5 billion into Cape Town real estate in the first five months of 2025 alone—the highest in five years.

Propstats data reveals that sales from January to May totalled R2.462 billion, on track to exceed the full-year totals of R3.4 billion in both 2023 and 2024. February saw international purchases hitting R600 million, climbing to R700 million in April.

Approximately 67% of the total value originated from the Atlantic Seaboard and City Bowl—an area consistently popular among overseas investors.

Ross Levin, licensee for Seeff Atlantic Seaboard, said that in April alone, international sales in the Atlantic Seaboard reached R530 million.

High-value suburbs include Camps Bay and Bantry Bay, while the highest transaction volumes were recorded in Sea Point (27 units) and the CBD (32 units).

Among the standout transactions:

-R21 million and R29 million sales to German buyers in Camps Bay and the V&A Waterfront.
-A R29.5 million sale to a buyer from eSwatini at the Waterfront.

Buyers from over 40 countries invested in Cape Town property this year. Leading the pack are Germany, the UK, Netherlands, Switzerland, and other European countries.

The US has also shown a notable increase in demand, with buyers focusing on Sea Point, Bantry Bay, Mouille Point, and the City Bowl, said Seeff.

African buyers have returned in strength, representing 12 countries, including Nigeria, Ghana, Namibia, and Angola. Nigeria, in particular, stands out for the volume of transactions.

Foreign buyers were also active in Constantia, Bishopscourt, and across False Bay, including Muizenberg and Fish Hoek. On the West Coast, Seeff Blouberg recorded a R16.5 million sale in Sunset Beach to a US buyer.

In Hout Bay, activity has been especially strong with 37 international sales, predominantly to German, Dutch, UK, Danish, and American buyers. Properties sold in this area ranged between R5 million and R25 million, according to Stephan Cross, manager for Seeff Hout Bay and Llandudno.

Levin said demand is outpacing supply in many prime suburbs, presenting strong opportunities for sellers. International buyers not only invest significantly in real estate but also contribute further through renovations and luxury lifestyle spending, injecting valuable foreign income into the local economy.

Home values in SA edge higher amid ongoing recovery

Residential property is holding firm as a mainstream asset class, with solid long-term growth potential and strong rental returns.

The ongoing recovery in house prices is welcome news for investors and homeowners alike, says Dr Andrew Golding, chief executive of the Pam Golding Property group.

On the back of the recently-announced reduction in the repo rate, further positive news for homeowners and residential property investors is that the recovery in house price inflation (HPI) continues to gather momentum, soaring to a robust 7.2% in April 2025 from year-earlier levels, according to the latest Pam Golding Residential Property Index.

Source: Pam Golding Residential Property Index

This surge in appreciation in housing assets is well above the two previous cyclical peaks and the strongest growth rate in national house prices since late-2007, said Golding.

For 2025 to date, national HPI has averaged 6.4% which is double the average for 2024 – which was 3.2%.

Source: Pam Golding Residential Property Index & Statistics South Africa

“Furthermore, given that inflation remains anchored below the lower 3% inflation target limit, real, inflation-adjusted house prices rose by +4.4% in April, which is an almost 20-year high. For 2025 to date, real house price inflation has averaged 3.4%.”

According to the Pam Golding Residential Property Index, growth in house prices has accelerated across all three major regions.

Although the recovery in Western Cape HPI leads the way at +7.3%, the strengthening rebound in Gauteng of +5.4% and KwaZulu-Natal’s +4.8% is closing the gap, while the recovery in Eastern Cape HPI continues to track the national recovery, with prices rising by +3.2% in April. ‘

Meanwhile, revised growth in house prices in Mpumalanga peaked at +3.3% in early-2025 before easing marginally to +3.25% last month (April).

Source: Pam Golding Residential Property Index

Source: Lightstone

In regard to coastal vs non-coastal homes, revised coastal HPI has rebounded ahead of non-coastal house prices, rising by +5.0% and +3.7% respectively in April.

Dr Golding noted with interest that while the recovery in non-coastal HPI began in early-2024, in contrast, growth in revised coastal house prices only began to accelerate once more in Q3 2024.

Meanwhile, a strong recovery in sectional title house prices resulted in a convergence with freehold HPI at +3.9% in April.

Regionally, Cape Town continues to outperform other major metro housing markets by a wide margin, rising by +6.2% in April, followed by an upwardly revised Tshwane at +2.4%.

Recovery in Johannesburg HPI of +1.8% continues to strengthen in tandem with eThekwini at +1.9% – the ninth consecutive month in positive territory for the latter, Golding pointed out.

Absa reveals extent of Cape Town semigration slowdown

The latest Absa Homeowners Sentiment Index (HSI) for Q1 2025 shows that while the Western Cape continues to experience net inward migration, the pace has slowed notably.

Compared to Q1 2024, net migration into the province has declined by 25%, reflecting a sharp drop in the number of semigrants relocating to the region.

The index has a customer-centric view, involving more than 1 000 consumers.

According to ooba Home Loans, the Western Cape accounted for 29% of semigration-related home loan applications in Q1 2024, up from just 14% in early 2020.

While most semigrants (66%) are still buying homes as primary residences, investment purchases have risen sharply, now making up 30% of semigration applications – marking the highest level in five years.

In contrast, semigration-driven holiday home purchases have declined from 7% in 2020 to 4% by the end of 2023.

This shift reflects a combination of factors: surging property prices, growing congestion, long school waiting lists, and the normalization of remote work have all contributed to a slowdown in semigration momentum.

These challenges are prompting some would-be movers to rethink relocating, even as investor interest in the province remains strong.

The index also revealed a downward trend in the average age of homebuyers. Specifically, the average age of first-time homebuyers dropped from 40 to 38 years over the past three years. Similarly, the average age of investors declined from 45 to 43 years during the same period.

Absa’s latest HSI noted that overall homeowner sentiment declined slightly by 2 percentage points to 85% in Q1 2025, down from 87% in Q4 2024.

The dip reflects growing uncertainty around US policy direction and the South African Reserve Bank’s decision not to implement a widely anticipated rate cut in March.

Despite this, the current reading remains the second-highest since the Index’s inception a decade ago.

Buying sentiment held steady at 77% in Q1 2025, maintaining the gains recorded in the previous quarter. The average age of homebuyers continued to decline, with first-time buyers now entering the market at 38.

Selling sentiment declined marginally to 49%, down from 51% in Q4 2024. Many sellers are still adopting a wait-and-see approach, anticipating that they will get better prices in the future.

Buy-versus-rent sentiment dropped by 4 percentage points in Q1 2025. While many renters noted they had now saved enough for a deposit or sought more space, others continued to favour renting for its flexibility and perceived affordability.

Renovation sentiment fell by 3 percentage points to 79%, with most homeowners citing value-adding improvements and quality-of-life enhancements as primary motivators. Rising input costs remain a barrier for many.

Investment sentiment held firm at 85%, sustaining its highest level on record since the Index began. While concerns around economic conditions and the country’s long-term trajectory remain, property continues to be viewed as a resilient investment vehicle.

At a provincial level, the highest overall homeowner sentiment was recorded in Limpopo (93%), the Free State (92%) – marking its highest score on record – and the Northern Cape (92%).

Migration trends continue to shape local dynamics. The Eastern Cape continues to record positive net migration, while KwaZulu-Natal has seen an uptick in outward migration.

“The sustained strength in overall sentiment, particularly in buying and investment confidence, signals not only the resilience of South African consumers, but also a growing optimism around a medium- to long-term recovery in property market activity,” said Nondumiso Ncapai, managing executive: Absa Home Loans.

“Despite near-term pressures, there is a clear belief that property remains a reliable store of value and a pathway to financial security. The momentum in positive sentiment over the last three quarters is expected to continue into the rest of 2025.”

Sustainability

First developed in 2015, the Absa HSI is an indicator of the overall state of consumer confidence in South Africa’s property market. In Q1 2025, the Index was expanded to include new questions exploring consumer perspectives on sustainable living and emerging trends likely to influence this in the future.

The index reveals a growing aspiration among homeowners to live off-grid, with many seeking to replace municipal and state-provided services – particularly electricity and water – in pursuit of greater sustainability and self-sufficiency.

More than three-quarters (76%) of respondents indicated a desire to move away from state-supplied electricity, while nearly half (49%) expressed interest in replacing municipal water sources.

In parallel, households are actively adopting more sustainable practices in their daily lives, with 57% cultivating fruit and vegetable gardens and 42% using solar power for electricity. A

majority of homeowners (64%) are exploring borehole and filtration systems, while 53% are considering rainwater harvesting to improve water security.