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Clifton property prices, October 2026
In the 12 months to Aug 2026, the median apartment in Clifton sold for R32.95m, based on 91 registered sales recorded by Sellect since 2023.
Value my Clifton homeClifton is the top of the Cape Town market: four beaches below Victoria Road, about 30 sales a year, and a median apartment at R32.95m, or R149,758 per m².
Data: City of Cape Town public records, 91 registered sales, last updated October 2026.
By Samantha, Sellect · Sales registered Jan 2023 to Aug 2026 · Updated 21 October 2026 · MethodClifton in 60 seconds
City of Cape Town registered sales · method at the bottom of the pageSome of the most expensive square metres in Cape Town
Registered transfers take weeks to reach the City’s records, so the most recent months are still filling in. Price trends compare the same buildings over time.
Between January 2023 and August 2026, 91 homes were registered as sold in Clifton, worth R2.7bn: 20 to 34 sales a year, so a single penthouse can move the yearly figures. Apartments make up 67 % of sales, most of them in blocks along Victoria Road; the rest are houses and bungalows near the beaches.
These are neighbourhood medians: your own building, floor, view and condition move the price. For a figure built on the sales around your address, get a free property estimate in Clifton, in 60 seconds.
Median price per m², all homes
Too few repeat sales in the same buildings for a like-for-like index: these are plain medians, which move with the mix of homes sold each year.
Value of homes sold each year
Sum of registered sale prices, apartments and houses. 2026 is partial: January to Aug 2026 so far.
Apartments and houses
- Apartments17 sales · median 187 m²R32.95m
- Houses6 sales · median 287 m² living areaR24.75m
Last 12 months, median prices. Few houses sold over the last 12 months: read the house figure with care.
What homes sell for
Sales registered since January 2025, all homes.
Selling above the municipal value
Since the City’s valuation date of 1 July 2025, homes in Clifton have sold for a median of +44 % their 2025 municipal value. 81 % sold above it.
16 sales registered after 1 July 2025 with a known 2025 value. The municipal value is not a market price: it is a reference, set by the City, for rates.
Price by apartment size
| Size | Sales | Median price | Median price per m² |
|---|---|---|---|
| 100 to 150 m² | 5 | R36.89m | R271,781 |
| Over 150 m² | 15 | R31.10m | R137,061 |
Apartments sold since January 2025. Few Clifton apartments are small: most sold are over 100 m², and every size band sells for well over R137,000 per m².
Latest registered apartment sales
| Building or street | Registered | Size | Price | Price per m² |
|---|---|---|---|---|
| Clifton Court, Victoria Road | Aug 2026 | 127 m² | R17.25m | R135,827 |
| First Beach, Victoria Road | May 2026 | 39 m² | R5.00m | R128,205 |
| Clifton View, Victoria Road | Apr 2026 | 215 m² | R32.95m | R153,256 |
| Victoria Road | Apr 2026 | 187 m² | R65.00m | R347,594 |
| Dunmore, Victoria Road | Mar 2026 | 302 m² | R30.00m | R99,338 |
| Victoria Road | Jan 2026 | 228 m² | R31.25m | R137,061 |
| Victoria Road | Dec 2025 | 271 m² | R39.50m | R145,756 |
| The Beaches, Victoria Road | Dec 2025 | 414 m² | R62.00m | R149,758 |
| Villa D'Azur, Victoria Road | Nov 2025 | 138 m² | R30.83m | R223,400 |
| Villa D'Azur, Victoria Road | Nov 2025 | 138 m² | R39.90m | R289,140 |
The 10 most recent apartment sales registered in Clifton, as published by the City of Cape Town. Unit numbers and owners are not shown.
From the cheapest to the record
Cheapest apartments, last 12 months
- First Beach, Victoria Road39 m² · May 2026R5.00m
- 3 Mount Pleasant Steps, Mount Pleasant Steps Way87 m² · Nov 2025R12.50m
- Clifton Court, Victoria Road127 m² · Aug 2026R17.25m
Most expensive apartments since 2023
- San Michele, Victoria Road380 m² · Aug 2024R70.00m
- Victoria Road187 m² · Apr 2026R65.00m
- The Beaches, Victoria Road414 m² · Dec 2025R62.00m
- Victoria Road324 m² · Nov 2023R50.00m
Most expensive houses since 2023
- Nettleton Road945 m² · Jul 2025R137m
- Kloof Road839 m² · Apr 2024R120m
- Nettleton Road193 m² · Oct 2023R105m
- Nettleton Road169 m² · Feb 2023R90.00m
17 buildings traded, rarely more than a few times
Sectional-title schemes with at least 5 registered sales since January 2023. Prices per m² are medians over the whole period.
No Clifton building has more than a handful of sales since 2023: Dunmore and Villa D'Azur lead with 5 and 5. Values are high enough that Villa D'Azur alone accounts for R176m of sales.
| Building | Sales | Median price | Median size | Price per m² | Range |
|---|---|---|---|---|---|
| DunmoreVictoria Road | 5 | R15.00m | 168 m² | R89,286 | R13.00m to R30.00m |
| Villa D'AzurVictoria Road | 5 | R36.89m | 138 m² | R271,781 | R30.83m to R39.90m |
The 2 most traded buildings in Clifton since January 2023.
Most traded streets
- Victoria Road57 sales · R131,068/m²R18.00m
Median apartment price per street.
Few resales, high stakes
Built from units registered twice since January 2023 and from sales compared with similar-sized units in the same building.
Only 4 homes were bought and resold within the period, so there is no reliable resale trend. What the data does show is the premium over the City's valuation: since July 2025, Clifton homes sold for a median of +44 % their 2025 municipal value.
What an apartment rents for
A median 187 m² apartment in Clifton would rent for about R86,900 a month, a gross yield of about 3.2 % and about 1.8 % net after rates, levies, management and empty months.
Sellect estimate from the price level, not observed rents. Rental yield in Clifton by apartment size.
Where does yours sit?
These are neighbourhood figures. Your building, floor, view and condition move the price. Your free report compares your unit with the sales in your own building.
Get my free estimateWhat is your Clifton home worth today?
Enter your address: a value range built from the sales above, the comparables in your building and your monthly rent, in 60 seconds. Free, and no agent will call you.
Four coves, the stairs and Victoria Road
Places and facts checked in October 2026, with sources at the bottom of the page. Opening hours and routes change: check before you go.
Clifton is a narrow strip on the Atlantic side of Lion's Head, between Bantry Bay and Camps Bay. Victoria Road runs along the top, and below it houses, bungalows and apartments drop by narrow stairways to four small coves of white sand split by granite boulders.
First to Fourth
The beaches are numbered 1st to 4th from north to south and sit in the wind shadow of Lion's Head, so they stay calm when the south-easter blows. Surf is strongest at 1st Beach and gentlest at 4th.
4th Beach keeps its flag
Clifton 4th was one of eight Cape Town beaches awarded full Blue Flag status for 2026/27, announced on 9 October 2026. Lifeguards are on duty from December to the end of March.
Bungalows on small plots
The plots between 2nd and 4th Beach were laid out by the City for soldiers returning from the First World War. Many homes there are still reached only by flights of stairs from Victoria Road.
The São José wreck
The slave ship São José Paquete Africa sank off this coast in 1794. Divers found the wreck off Clifton in the 1980s, and it was identified in 2015 with Iziko Museums and the Smithsonian.
Lion's Head behind
The peak that shelters the beaches is a walk of about an hour to the top, popular at full moon, and its slopes are a launch point for paragliders.
MyCiTi on Victoria Road
Routes 108, 109 and 118 stop at Clifton, Clifton 2nd, Clifton 3rd and Clifton 4th, running north through Sea Point to the city and south to Camps Bay and Hout Bay.
Coffee and tables
The Bungalow
Clifton's only restaurant, at the Glen Country Club on Victoria Road: Mediterranean plates, cocktails and DJs at sunset.
Paranga
Just over the border on the Camps Bay promenade, Kove Collection's beachfront flagship since 2002.
Surfshack
Also on the Camps Bay beachfront: cocktails, sharing plates and wood-fired pizza.
La Belle Camps Bay
Bistro on the Camps Bay strip for breakfast, coffee and lunch, open daily from 8:00.
What residents deal with
A ten-level block on Victoria Road
A plan to rezone two plots on the mountain side of Victoria Road, 90 m from the beach, for up to ten terraced levels drew ten objections. In January 2025 the City said the application was on hold at the applicant's request.
One road, few parking bays
Victoria Road is the only route through the suburb and parking at the beaches is limited. On Cycle Tour day it closes through Clifton for most of the day.
Cold water, seasonal lifeguards
Lifeguards only cover the Blue Flag season, December to March. In summer the south-easter pulls cold water up from below, and the sea can drop under 10°C.
Short-term letting rules ahead
A draft City by-law published in August 2026 would make every short-term rental register and show a City number on its listings. Homes available for short-term letting for more than 50 % of the year would move to commercial rates from 1 July 2027.
Frequently asked questions
How much does an apartment cost in Clifton in 2026?
Over the last 12 months of registered sales (to Aug 2026), the median apartment in Clifton sold for R32.95m, or R149,758 per m². Eight in ten apartments sold between R15.35m and R54.20m, depending on size, building and view.
How many properties sell in Clifton each year?
27 homes were registered as sold in 2025, worth R875m in total. 2026 registrations are still being recorded.
Which buildings sell the most in Clifton?
Since January 2023 the most traded buildings are Dunmore (5 sales), Villa D'Azur (5 sales).
What rental yield can I expect in Clifton?
A median 187 m² apartment rents for about R86,900 a month, a gross yield of about 3.2 %. Net yield, after rates, levies, management and empty months, is about 1.8 %. Your free yield report calculates it for your unit.
Can you drive up to a house in Clifton?
Not always. Many bungalows between 2nd and 4th Beach are reached only by narrow stairs from Victoria Road, and most have no garage. Check access and parking before you buy.
Are dogs allowed on Clifton beaches?
On Clifton 4th Beach, dogs are not allowed from November to March. For the rest of the year they may run off the lead, according to the City.
Where do these figures come from?
From sales registered at the Deeds Office and published by the City of Cape Town, matched with the City’s 2025 General Valuation Roll: 91 usable sales in Clifton between Jan 2023 and Aug 2026. Bundles, parking bays, storerooms and implausible prices are excluded. Rents are Sellect estimates. Figures are medians and indicative, not a valuation.
Compare with nearby neighbourhoods
Median price per m² of apartments sold since January 2025, same source and method on every page.
- Clifton, Cape Town (Wikipedia)
- BusinessTech: eight Blue Flag beaches for Cape Town in 2026
- City of Cape Town: Clifton 4th Beach
- Lion's Head (Wikipedia)
- São José Paquete Africa (Wikipedia)
- MyCiTi route, stop and station timetables
- The Bungalow, Clifton
- Kove Collection: Paranga
- Kove Collection: Surfshack
- Kove Collection: La Belle
- Cape Argus: Clifton residents rally against 10-storey development
- Cape Argus: Cape Town Cycle Tour road closures
- Daily Maverick: draft short-term letting by-law (6 Aug 2026)