House Price Indices
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Lightstone's House Price Indices are based on globally accepted statistical principles with broad application in real estate and property finance. Lightstone applies a 'repeat sales' methodology as opposed to a general 'average house price' methodology. The benefit of the repeat sales methodology is that inflation and trends are based on properties which have repeatedly transacted in a certain time period and are less influenced by the mix of transacting properties, as is the case with an average house price approach.
Lightstone collates and analyses data from official sources such as the Deeds Office registry and Surveyor General regarding residential property transfers and delivers the results on a monthly basis via the House Price Index report.
The House Price Index highlights the monthly and annual inflation for the following categories:
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National year-on-year house price inflation currently stands at 2.29%, showing a slight decrease from the previous month.
Feb 2024
National year-on-year house price inflation currently stands at 2.29%, showing a slight decrease from the previous month. On a provincial level, annual property inflation has remained steady in the Eastern Cape, Gauteng and KwaZulu-Natal. However, it has increased in the Northern Cape, while decreasing in the Free State, Limpopo, North West, Western Cape and Mpumalanga compared to the third quarter of 2023.
National year-on-year house price inflation currently stands at 2.41%, a slight decrease from December 2023.
Jan 2024
National year-on-year house price inflation currently stands at 2.41%, a slight decrease from December 2023. Annual property inflation for properties in the Low and High Value segments remained unchanged at 7.3% and 1.8% respectively, the Mid Value segment decreased to 2.4% and the Luxury segment is at 3.2%.
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National year-on-year house price inflation is at 2.52%, having decreased since last month.
Dec 2023
National year-on-year house price inflation is at 2.52%, having decreased since last month. Annual property inflation remained steady in the Eastern Cape and Mpumalanga, increased in the Northern Cape, and decreased in the Free State, Gauteng, KwaZulu-Natal, Limpopo, North West and Western Cape compared to second quarter of 2023. Annual property inflation for properties in the Low Value segment increased throughout 2023 at 18.2% compared to 3.9% for properties in the Mid Value segment. Inflation for properties in the High Value and Luxury segments were significantly lower at 1.7% and 2.4% respectively.
National year-on-year house price inflation is at 2.58%, having decreased since last month.
Nov 2023
National year-on-year house price inflation is at 2.58%, having decreased since last month. Annual property inflation remained steady in the Eastern Cape, Limpopo and the Western Cape, increased in Mpumalanga and the Northern Cape, and decreased in the Free State, Gauteng, KwaZulu-Natal and North West. Annual property inflation for properties in the Low Value segment was at 12.3% compared to 4.1% for properties in the Mid Value segment. Inflation for properties in the High Value and Luxury segments were significantly lower at 1.6% and 2.2% respectively.
National year-on-year house price inflation is at 3.17%, having decreased since last month.
Oct 2023
National year-on-year house price inflation is at 3.17%, having decreased since last month. Annual property inflation remained steady in North West, increased in Limpopo, Mpumalanga and the Western Cape, and decreased in the Eastern Cape, Free State, Gauteng, KwaZulu-Natal and the Northern Cape. Annual property inflation for properties in Low Value segment was at 8.6% compared to 5.1% for properties in Mid Value segment. Inflation for properties in High Value and Luxury segments were significantly lower at 1.9% and 2.4% respectively.
National year-on-year house price inflation is at 3.82%, having decreased slightly since last month.
Sept 2023
National year-on-year house price inflation is at 3.82%, having decreased slightly since last month. Annual property inflation remained steady in Limpopo, increased in Mpumalanga, North West and the Western Cape, and decreased in the Eastern Cape, Free State, Gauteng, KwaZulu-Natal and the Northern Cape. Annual property inflation for properties in the Low Value segment was at 7% compared to 5.6% for properties in the Mid Value segment. Inflation for properties in the High Value and Luxury segments were somewhat lower at 2.5% and 3.4% respectively.
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National year-on-year house price inflation is at 3.93%, having decreased slightly since last month.
Aug 2023
National year-on-year house price inflation is at 3.93%, having decreased slightly since last month. Annual property inflation remained steady in Gauteng and Mpumalanga, increased in Limpopo, North West and the Western Cape, and decreased in the Eastern Cape, Free State, KwaZulu-Natal and the Northern Cape. Annual property inflation for properties in the Low Value segment was at 5.7% compared to 5.6% for properties in the Mid Value segment. Inflation for properties in the High Value and Luxury segments were somewhat lower at 3% and 3.5% respectively.
National year-on-year house price inflation is at 4.05%, having increased slightly since last month.
Jul 2023
National year-on-year house price inflation is at 4.05%, having increased slightly since last month. Annual property inflation remained steady in Mpumalanga and the Northern Cape, increased in Limpopo, North West and the Western Cape, and decreased in the Eastern Cape, Free State, Gauteng and KwaZulu-Natal. Annual property inflation in the Low Value segment was lower than inflation in the Mid Value segment for the first time in recent history - inflation for properties in Low Value segments was at 4.9% compared to 5.4% for properties in Mid Value segments.
National year-on-year house price inflation is at 3.88%, having increased slightly since last month.
June 2023
National year-on-year house price inflation is at 3.88%, having increased slightly since last month. Annual property inflation remained steady in the Free State and KwaZulu-Natal, increased in Limpopo, Mpumalanga, North West and the Western Cape, and decreased in the Eastern Cape, Gauteng and the Northern Cape. Annual property inflation in the Low Value segment dropped significantly and was at a similar level to other segments as of this month - inflation for properties in Low Value segments as well as for properties in Mid Value segments was at 4.7%.
National year-on-year house price inflation is at 3.77%, having increased slightly since last month.
May 2023
National year-on-year house price inflation is at 3.77%, having increased slightly since last month. Annual property inflation remained steady in the Free State, increased in KwaZulu-Natal, Limpopo, Mpumalanga and the Western Cape, and decreased in the Eastern Cape, Gauteng, North West and the Northern Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value segments was 8.5%, compared to 4.3% for properties in Mid Value segments.
National year-on-year house price inflation is at 3.16%, having remained steady since last month.
April 2023
National year-on-year house price inflation is at 3.16%, having remained steady since last month. Annual property inflation remained steady in KwaZulu-Natal and the Western Cape, increased in Limpopo and Mpumalanga, and decreased in the Eastern Cape, Free State, Gauteng, North West and the Northern Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value segments was 9.1%, compared to 3.6% for properties in Mid Value segments.
National year-on-year house price inflation is at 2.64%, having risen slightly for the first time since 2021.
March 2023
Annual property inflation remained steady in the KwaZulu-Natal, increased in Limpopo and Mpumalanga, and decreased in the Eastern Cape, Free State, Gauteng, North West, the Northern Cape and the Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value segments was 10.8%, compared to 3.2% for properties in Mid Value segments.
Current annual inflation rate is 2.31% and monthly is 0.1%.
February 2023
National year-on-year house price inflation is at 2.31%, having decreased consistently since early 2021. Annual property inflation remained steady in KwaZulu-Natal and the North West, increased in Limpopo and Mpumalanga, and decreased in the Eastern Cape, Free State, Gauteng, the Northern and Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in the Low Value segment was 10.3%, compared to 3.2% for properties in the Mid Value segment.
Current annual property inflation rate is 2.51% and monthly is 0.12%.
January 2023
National year-on-year house price inflation is at 2.51%, having decreased consistently since early 2021. Annual property inflation remained steady in the Free State, KwaZulu-Natal and Mpumalanga, increased in Limpopo and North West, and decreased in the Eastern Cape, Gauteng, the Northern Cape and the Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value segment was 10%, compared to 3.2% for properties in Mid Value segment.
Current annual property inflation rate is 2.74% and monthly is 0.19%.
December 2022
National year-on-year house price inflation is at 2.74%, having decreased consistently since early 2021. Annual property inflation remained steady in KwaZulu-Natal and Mpumalanga, increased in the Free State and Limpopo, and decreased in the Eastern Cape, Gauteng, North West, the Northern Cape and the Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in the Low Value segment was 9.1%, compared to 3.5% for properties in Mid Value segment.
Current annual inflation rate is 2.69% and monthly is 0.13%.
November 2022
National year-on-year house price inflation is at 2.69%, having decreased consistently since early 2021. Annual property inflation remained steady in the Eastern Cape, KwaZulu-Natal, North West and the Western Cape, increased in the Free State, Limpopo and Mpumalanga, and decreased in Gauteng and the Northern Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value markets was 9.2%, compared to 3.4% for properties in Mid Value markets.
Current annual inflation rate is 2.91% and monthly is 0.12%.
October 2022
National year-on-year house price inflation is at 2.91%, having decreased consistently since early 2021. Annual property inflation remained steady in KwaZulu-Natal and the Western Cape, increased in the Eastern Cape, Free State, Limpopo and Mpumalanga, and decreased in Gauteng, North West and the Northern Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in the Low Value segment was 8.1%, compared to 3.7% for properties in the Mid Value segment.
Current annual inflation rate is 3.23% and monthly is 0.13%.
September 2022
National year-on-year house price inflation is at 3.23%, having decreased consistently since early 2021. Annual property inflation remained steady in the Free State, increased in the Eastern Cape, Limpopo and Mpumalanga, and decreased in Gauteng, KwaZulu-Natal, North West, the Northern Cape and the Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value markets was 9.7%, compared to 3.9% for properties in Mid Value markets.
Current annual inflation rate is 3.67% and monthly is 0.18%.
August 2022
National year-on-year house price inflation is at 3.67%, having decreased consistently since early 2021. Annual property inflation remained steady in the Free State, Limpopo and the Northern Cape, increased in the Eastern Cape and Mpumalanga, and decreased in the Gauteng, KwaZulu-Natal, North West and the Western Cape. Annual property inflation in the Low Value segment was once again much higher than that in other segments - inflation for properties in Low Value markets was 9.8%, compared to 4.3% for properties in Mid Value markets.
Current annual inflation rate is 4.09% and monthly is 0.22%.
July 2022
National year-on-year house price inflation is at 4.09%, having decreased consistently since early 2021. Annual property inflation remained steady in the Free State, increased in the Eastern Cape, Mpumalanga, North West and the Northern Cape, and decreased in the Gauteng, KwaZulu-Natal, Limpopo and the Western Cape. Annual property inflation in the Low Value segment remains higher than that in other segments, reaching 7.8%, compared to 4.7% for properties in the Mid Value segment.
Current annual inflation rate is 4.46% and monthly is 0.30%.
June 2022
National year-on-year house price inflation is at 4.46%, having decreased consistently since early 2021. Annual property inflation remained steady in Gauteng, Limpopo and the Northern Cape, increased in the Eastern Cape, Mpumalanga and North West, and decreased in the Free State, KwaZulu-Natal and the Western Cape. Annual property inflation in the Low Value segment remains higher than that in other segments - inflation for properties in Low Value markets was 7.2%, compared to 5% for properties in Mid Value markets
Current annual inflation rate is 4.55% and monthly is 0.36%.
May 2022
National year-on-year house price inflation is at 4.55%, having decreased consistently since early 2021. Annual inflation remained steady in Mpumalanga and North West, increased in Limpopo and the Northern Cape, and decreased in the Eastern Cape, Free State, Gauteng, KwaZulu-Natal and the Western Cape. Annual inflation in the low-value segment remains higher than that in other segments, but the magnitude of the difference has decreased significantly; inflation for properties in Low Value markets was 5.8%, compared to 5% for properties in Mid Value markets.
Current annual inflation rate is 4.55% and monthly is 0.36%.
April 2022
National year-on-year house price inflation is at 4.55%, having decreased consistently since early 2021. Annual inflation remained steady in Mpumalanga and North West, increased in Limpopo and the Northern Cape, and decreased in the Eastern Cape, Free State, Gauteng, KwaZulu-Natal and the Western Cape. Annual inflation in the low-value segment remains higher than that in other segments, but the magnitude of the difference has decreased significantly; inflation for properties in Low Value markets was 5.8%, compared to 5% for properties in Mid Value markets.
Current annual inflation rate is 4.51% and monthly is 0.35%.
March 2022
National year-on-year house price inflation is at 4.51%, having decreased consistently since early 2021. Annual inflation remained steady in Limpopo and Mpumalanga, increased in North West and the Northern Cape, and decreased in the Eastern Cape, Free State, Gauteng, KwaZulu-Natal and the Western Cape. Annual inflation in the Low Value segment remains higher than that in other segments, but the magnitude of the difference has decreased; inflation for properties classified in Low Value markets was 6.8% as compared to 4.8% for properties classified in Mid Value markets.
Current annual property inflation rate is 4.34% and monthly is 0.31%.
February 2022
National year-on-year house price inflation is at 4.34%, having decreased consistently since early 2021. Annual property inflation remained steady in Gauteng and the Western Cape, increased in Limpopo, North West and the Northern Cape, and decreased in the Eastern Cape, Free State, KwaZulu-Natal and Mpumalanga. Annual property inflation in the Low Value segment remains higher than that in other segments. The annual property inflation rate for this segment is currently at 8%, almost double that of the Mid Value segment (4.7%).
Current annual inflation rate is 4.35% and monthly is 0.25%.
January 2022
National year-on-year house price inflation is at 4.35%, marking a 4th consecutive month of a 5%-or-under growth in prices. Inflation remained steady in the Eastern Cape, Gauteng, Limpopo and Mpumalanga; increased in the North West, Northern Cape and Western Cape; and decreased in the Free State and KwaZulu-Natal. Prices in the Low Value segment continue to outgrow those in the higher-value segments. The inflation rate for this segment is currently at 9%, almost double that of the Mid Value segment at 4.9%.
Current annual inflation rate is 4.57% and monthly is 0.29%.
December 2021
National year-on-year house price inflation is at 4.6%, marking a third consecutive month under the 5% growth mark. Inflation grew or remained steady in most provinces, with the exception of Mpumalanga which saw a slight decrease. Prices in the Low Value segment continue to outgrow those in the higher value segments. The current inflation rate for this segment is currently at 9.6%, almost double that of the Mid Value segment (5.1%).
Current annual inflation rate is 4.76% and monthly is 0.30%.
November 2021
National year-on-year house price inflation is at 4.7%, marking a third consecutive month of 5%-or-under growth. Inflation across the provinces is a bit of a mixed bag, with the Eastern Cape, Free State, Gauteng and Limpopo all trending down, KwaZulu-Natal, the North West and Western Cape on the up, and Mpumalanga and the Northern Cape remaining unchanged from last month. Inflation in the Low Value segment continues to outgrow that of its higher value counterparts, with prices currently growing at 10.4%, almost double the growth of the Mid Value segment (5.3%).
Current annual inflation rate is 4.76% and monthly is 0.30%.
October 2021
Inflation continues to grow across most of the provinces, with the exceptions being the North West which has come in lower than last month, and Mpumalanga and KwaZulu-Natal which have both remained steady. Inflation in the Low Value segment continues to outgrow that of its higher value counterparts, with prices currently growing at 10.7%, almost double the growth of the Mid Value segment (5.4%).
Current annual inflation rate is 4.89% and monthly is 0.32%.
September 2021
National year-on-year house price inflation is at 4.89%, dipping below the 5% mark for the first time since March. Inflation continues to grow across most of the provinces, with the exceptions being Limpopo which has again come in lower than last month, and Mpumalanga and the North West which have both remained steady.
Current annual inflation rate is 5.03% and monthly is 0.34%.
August 2021
National year-on-year house price inflation is at 5.03%, marginally down from the five-year record high recorded in May and June. Inflation has been rallying up across all nine provinces except for Limpopo which has experienced a slight drop-off from last month.
Current annual inflation rate is 5.07% and monthly is 0.39%.
July 2021
Inflation has been rallying up across all provinces except the Western Cape which corrected for a while and is now slowly catching up to the rest.
Current annual inflation rate is 4.90% and monthly is 0.40%.
June 2021
Residential property price growth continues to accelerate with all provincial indices in an upward trajectory. This rolls up to an overall national inflation of 4.9%, a 0.3% increase from last month.
Current annual inflation rate is 4.56% and monthly is 0.38%.
May 2021
Annual house price inflation was recorded at 4.6% at the end of April 2021, another positive month-to-month increase. We continue to see a positive impact of the favourable interest rates across all segments.
Current annual inflation rate is 4.13% and monthly is 0.34%.
April 2021
The historically low interest rates have had an overall positive impact on the property market from a performance perspective where we now see most of our provinces breaking above their five-year highs.
Annual house price inflation was recorded at 4.0% at the end of February 2021.
March 2021
This signifies yet another positive increase from the previous month.
National house price inflation was 3.5% as at the end of January 2021.
February 2021
Contrary to expectations housing prices did not crash during the year. In fact, the property market recovered.
National inflation rate at 3.05%
January 2021
A few general observations can be made about the final inflation figure for 2020. Contrary to expectations housing prices did not crash during the year.
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