Affording a home in 2026 - the real numbers South African buyers need to know
For most South Africans, buying a home in 2026 is no longer just about finding the right property; it’s also about navigating affordability in a high-cost, high-pressure environment. Food prices remain elevated, electricity and municipal charges continue to rise, and while interest rates have eased from their peak, they’re still high enough to shape what buyers can realistically afford.
To help buyers break down what they can actually afford, we explore real-world examples to help you set realistic expectations, ensuring you make smarter decisions about buying property this year.
Why home affordability is under pressure in South Africa
It would be a mistake to assume affordability is just about house prices; it is more complex than that. Affordability is also about the monthly cash flow of households.
Over the past two years, households in South Africa have absorbed higher grocery bills, steep electricity and municipal increases, along with rising insurance, education, and transport costs. Even with inflation moderating, disposable income hasn’t recovered at the same pace. That is why banks remain cautious.
Buyers are price sensitive, and affordability - not demand - is the biggest limiter in the housing market right now.
The true cost of living in South Africa
For many households, a bond repayment competes with essentials. Understanding how much money is actually spent in a typical middle-income household is vital to knowing how much can be set aside for a bond repayment.
Below is a realistic breakdown showing the average monthly spend for a middle-income household. We used a household income of R35 000 -R45 000 gross per month, 2 adults with 1-2 children, and living in a metro city as an example.
| Expense Category | Average Monthly Spend (R) | Notes |
| Food & Groceries | R6,000 – R7,500 | Includes basic groceries, school lunches, limited takeaways |
| Electricity & Utilities | R1,800 – R2,500 | Electricity, water, refuse, sewerage (varies by municipality) |
| Transport (Fuel / Public Transport) | R3,500 – R5,000 | One financed vehicle or mixed public transport |
| Education & Childcare | R2,500 – R5,000 | Public school + aftercare OR partial private schooling |
| Medical Aid & Healthcare | R2,500 – R4,000 | Entry to mid-range medical aid + out-of-pocket expenses |
| Insurance (Car, Home Contents, Life) | R1,200 – R2,000 | Excludes bond insurance |
| Communication (Mobile & Internet) | R900 – R1,400 | Fibre + two mobile contracts |
| Clothing & Personal Care | R800 – R1,200 | Clothing, toiletries, haircuts |
| Debt Repayments (Non-home) | R2,000 – R4,000 | Vehicle finance, credit cards, store cards |
| Entertainment & Subscriptions | R800 – R1,500 | Streaming, occasional dining out |
| Miscellaneous & Emergencies | R1,000 – R1,500 | School extras, medical shortfalls |
In this scenario, this household would have an estimated total monthly living cost (that excluded a bond) of around R23 000 - R35 000.
Why this matters for affordability
For many middle-income households:
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Living costs alone consume 60-75% of gross income
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This leaves R8000 -R12 000 realistically available for a home loan. Directly capping what property price is affordable, regardless of bank pre-approval.
This is why buyers earning the same salary can qualify for very different home loan amounts. Lifestyle and fixed costs matter as much as income.
How banks calculate home loan affordability
While banks might have different ways they calculate risk, they all assess affordability by looking at a few key factors in your application.
They will assess your gross and net monthly income, existing debt (credit cards, vehicle loans, and other loans), verified living expenses, and your credit behaviour and risk profile. Importantly, banks also apply minimum living expense benchmarks, even if your own budget claims lower spending. This protects both you and the lender.
The 30% rule: how much of your salary should go to a bond?
While the 30% rule is a guideline and not a law, it is the golden standard to ensure you do not overcommit to a bond you can’t afford.
The table below shows how the 30% rule plays out for a typical middle-income household in South Africa, using realistic living-cost assumptions. It highlights the difference between what households may technically qualify for and what they can comfortably afford month to month.
| Gross Household Income (pm) | 30% Bond Repayment Limit | Estimated Living Costs (Excl. Bond) | Total Monthly Commitments | Practical Affordability Outcome |
| R35,000 | R10,500 | ±R23,000 | ±R33,500 | Very tight – little buffer, high risk |
| R40,000 | R12,000 | ±R26,000 | ±R38,000 | Manageable but stretched |
| R45,000 | R13,500 | ±R29,000 | ±R42,500 | Sustainable with discipline |
This is a clear indication that you shouldn’t aim for the upper levels of what you can afford but rather aim for buying a home that you can comfortably afford.
The hidden costs that reduce what you can afford
Now that you know all about affordability and how much you should be aiming to spend on your bond repayments each month, you should take a closer look at the costs that could impact your affordability even more.
There are two categories of hidden costs, namely those during the home buying process and those after.
During the home buying process, many buyers often forget that they will need to cover transfer duty and legal fees. Properties below the current threshold of R1 210 000 do not attract transfer duties. Furthermore, you will have to pay conveyancing and bond registration fees upfront.
For hidden costs after the home buying process, new homeowners will have to include municipal rates and taxes, homeowner's insurance, and ongoing maintenance in their budget. For sectional title or estate buyers, levies will also need to be added.
Ignoring these costs is one of the fastest ways to turn an “affordable” home into a financial strain.
How to increase your buying power without earning more
When people think about buying a home, they often assume the only way to afford more is to earn more. In reality, many South Africans qualify for very different home loan amounts on the same salary simply because of how their finances are structured.
Buying power isn’t about income. It is influenced by your deposit, credit profile, existing debt, and even how you apply for a home loan. Small improvements in these areas can significantly increase the price range you can shop in - or reduce your monthly repayment for the same property.
Why a bigger deposit changes everything:
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Lower monthly repayments
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Reduced interest paid over time
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Better interest rates from banks
Even an extra 5–10% deposit can significantly improve affordability.
The next thing to understand to increase your buying power is your credit score. Your credit behaviour directly affects:
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The rate you’re offered
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Whether banks compete for your application
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Paying accounts on time and reducing unsecured debt can unlock better deals.
It is important to remember that different banks assess risk differently, thus comparing multiple offers often means:
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Lower interest rates
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Reduced monthly repayments
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Improved long-term affordability
What is the next step?
In 2026, affordability is about discipline, planning, and realism. The buyers who succeed aren’t those who stretch the furthest. They are the ones who buy within their true monthly comfort zone, understand the full cost of ownership, secure the best possible interest rate, and plan for the long term, not just approval day.
If you approach the process with clear numbers and the right guidance, homeownership in South Africa is still achievable.
Before you start viewing homes, use our affordability and bond repayment calculators, or speak to our knowledgeable home loan experts to compare options. Knowing your real buying power puts you in control.
