The Camps Bay Property Letter

One of the most common questions I get asked each week is: "Sean, what's the average selling price per m² for a house in Camps Bay?"

The follow-up is almost always: "And what would it cost to just build from scratch?"

That second question comes from the same place every time. People see Camps Bay prices and wonder — what if we bought an older home, knocked it down, and built exactly what we want? Could that work out cheaper?

It's a completely reasonable thought. But the honest answer is: building costs depend on far more variables than most people realise — and my late father, who was an architect, showed me exactly why, using two simple diagrams which I've never forgotten. I know the first example is exaggerated — I'm merely trying to highlight a point.

Take a look at the two houses below. They're identical in size — both exactly 100 m².

Two houses, the same floor area

Both exactly 100 m² in floor area.

To illustrate the point, imagine both houses are built entirely with glass walls. To work out the cost of materials, you don't measure the floor — you measure the glass walls. That means the perimeter — the length of the walls.

House 1: 50 + 2 + 50 + 2 = 104 running metres of glass
House 2: 10 + 10 + 10 + 10 = 40 running metres of glass

Same floor area. But House 1 requires 64 more running metres of material — a 61.5% difference in cost — for the walls alone.

Building costs depend on far more variables than most people realise.

And that's just one variable. Add the number of levels, roof complexity, the slope of the site, the quality of finishes, and the engineering requirements — and then factor in Camps Bay's specific challenges (rocky terrain, steep gradients, wind exposure, and strict aesthetic controls) — and you quickly see why no two buildings cost the same per m².

So what is the average selling price per m² of a house in Camps Bay?

Honestly — nobody really knows. And I say that with complete confidence.

Here's why: there are no accurate sales reports or records that track the size of the house sold. The only reports available calculate a price per m² based on the size of the erf — the stand, the extent of the land — not the size of the house under roof. Why? Because in many instances agents simply don't have the floor plans. Sellers are often reluctant to share them. And even when floor plans do exist for older homes, they frequently don't reflect additions and improvements made over the years.

So the data is incomplete. And incomplete data produces unreliable benchmarks.

That said, the range tells its own story. In the past 12 months alone, houses in Camps Bay have sold at over R115 000 per m² — and others at R45 000 per m², inclusive of the land. That's not a small gap. It reflects just how different two properties in the same suburb can be.

So how do I value a house in Camps Bay?

It starts with what I call the fundamentals: views (definitely number one), orientation, road traffic, and the desirability of the specific pocket within Camps Bay.

From there I look at finishes, and the quality of the build. Importantly, not just what's been installed, but how well it's been done. Workmanship matters enormously, and it's something you can only assess in person.

I then cross-reference historic sales in close proximity to the property, as well as comparable homes currently on the market.

And finally — fifteen years of living and working in Camps Bay. Four consecutive years as the top-selling agent in the suburb. I'm pleased to share that I have personally sold 66.6% of all properties sold at over R45 million in the past two years (as per Propstats). That kind of hyperlocal experience doesn't show up in a spreadsheet, but it's arguably the most valuable input of all. It's the difference between a valuation and an educated guess.

If you're looking to sell or buy in Camps Bay - please give me a call - I would love to be of assistance.