Median asking rent
R 14 000
Active listings
187
Median days on market
25d
Median rent per m²
R 316
P25 — P75
R8k – R18k
Listings with a price cut
13%
The average asking rent in Observatory is R14 000 a month (Nov 2026), down 2.5% since November 2025. Half of the 187 live listings ask between R7 885 and R18 000; a typical 1-bed is R14 500 and a 2-bed R19 000. That is R3 500 below the Cape Town median. Homes take about 23 days to let, and 1 in 8 has cut its asking price since listing, against 1 in 5 across Cape Town.
Like-for-like: the line moves only when asking rents move, not when the mix of what is listed changes.
| Month | House-share | Studio | 1 bed | 2 bed | 3 bed | 4+ bed |
|---|---|---|---|---|---|---|
| Nov '25 | R 6 975 |
| Rent band | Listings | Share |
|---|---|---|
| <10k | 69 | 37% |
| 10–15k | 34 | 18% |
| 15–22k | 52 | 28% |
| 22–32k | 27 | 14% |
| 32–50k | 5 | 3% |
| 50k+ | 0 | 0% |
| Bedrooms | Listings |
|---|
| Region | |||||
|---|---|---|---|---|---|
| Observatory | Cape Town | R 14 000 | 316 | 25d | 187 |
Sign in to see what is moving
How deep the price cuts run and how soon they come, days on market, who is letting, and filters by bedrooms and furnished — free with an account.
Asking rents from live listings since 15 Nov 2025 · updated 09 Nov 2026 · how these figures are measured.
| R 13 500 |
| R 15 000 |
| R 19 250 |
| R 24 500 |
| R 28 700 |
| Dec '25 | R 7 250 | R 13 500 | R 15 100 | R 18 500 | R 21 500 | R 29 350 |
|---|
| Jan '26 | R 7 450 | R 13 000 | R 15 250 | R 18 975 | R 22 000 | R 31 350 |
|---|
| Feb '26 | R 7 175 | R 13 500 | R 14 500 | R 19 250 | R 21 250 | R 25 000 |
|---|
| Mar '26 | R 6 990 | R 13 000 | R 14 000 | R 19 000 | R 23 250 | R 31 000 |
|---|
| Apr '26 | R 7 250 | R 13 000 | R 14 500 | R 16 500 | R 21 250 | R 38 100 |
|---|
| May '26 | R 7 375 | R 12 750 | R 15 000 | R 17 500 | R 23 500 | R 38 100 |
|---|
| Jun '26 | R 6 975 | R 14 500 | R 15 000 | R 19 000 | R 22 500 | R 31 500 |
|---|
| Jul '26 | R 6 950 | R 11 300 | R 15 000 | R 18 500 | R 21 000 | R 30 000 |
|---|
| Aug '26 | R 6 975 | R 11 000 | R 15 000 | R 18 000 | R 21 500 | R 30 000 |
|---|
| Sep '26 | R 7 000 | R 14 000 | R 14 000 | R 18 000 | R 25 000 | R 31 000 |
|---|
| Oct '26 | R 7 000 | R 12 500 | R 14 000 | R 19 000 | R 24 500 | R 27 000 |
|---|
| Nov '26 | R 7 000 | R 12 450 | R 14 500 | R 19 000 | R 23 000 | R 29 000 |
|---|
| Share |
|---|
| House-share | 59 | 32% |
|---|---|---|
| Studio | 19 | 10% |
| 1 bed | 46 | 25% |
| 2 bed | 47 | 25% |
| 3 bed | 10 | 5% |
| 4+ bed | 6 | 3% |
| Property type | Listings | Share |
|---|---|---|
| Apartment / Flat | 119 | 64% |
| House | 67 | 36% |
| Townhouse | 1 | 1% |
