Higher rental yields, longer leases and fewer vacancies make commercial property a strategic investment. But before you dive in, know what to seek and what to skip.<\/p>\n
The Covid-19 pandemic brought with it a period of exceptional stress in the commercial property industry, characterised by high vacancies, an increase in distressed sales and, understandably, a healthy dose of investor caution.<\/p>\n
Since then, the sector has shown remarkable resilience, and in 2024, off the back of the formation of the Government of National Unity (GNU), the easing of load-shedding and declining interest rates, investment volumes soared to more than R27 billion (up by 34% since 2023).<\/p>\n
On 27 May 2025, the South African Property Owners Association (SAPOA) noted that \u201cGlobal property investment returns rebounded strongly in the twelve months to December 2024, marking the end of a two-year downturn according to SAPOA\u2019s Global Property Trends Report for FY2024. Performance across countries varied with total returns ranging between -0.8% in Australia to 11.5% in South Africa \u2013 the top global performer for the year.\u201d<\/p>\n
\u201cCommercial property can offer significant long-term returns and portfolio diversification but success in the market is rarely accidental,\u201d says Paul Stevens, CEO of Just Property. Success, he says, depends upon making informed decisions and avoiding speculation.<\/p>\n
So, what should potential investors look for and what should they avoid?<\/p>\n
Location, location, location<\/strong><\/p>\n As is true of residential property, location is a key factor in the value of commercial property. But in the modern context, this is about much more than just visibility and access. It\u2019s crucial to identify where investment is growing and align with that momentum, says Stevens.<\/p>\n In South Africa, the Western Cape continues to lead the charge in terms of governance, safety and service delivery but in general,l investors should look out for infrastructural upgrades, new business precinct developments and special economic zone status\u2013designated areas set aside for specific economic activity and emerging growth nodes.<\/p>\n Vacancy rates<\/strong><\/p>\n When it comes to commercial property, vacancy rates are a key indicator of market health, and tracking them helps investors and property owners to anticipate changes in demand and rental growth, empowering them to make informed choices regarding buying, selling or developing property.<\/p>\n Low vacancy rates are an indicator of good market health: a strong demand means most spaces are occupied, which can lead to higher rentals and increased investment activity. Conversely, high vacancy rates suggest either an oversupplied market or a weak demand. This puts pressure on rental growth, often forcing property owners to either reduce rentals or offer concessions to secure tenants.<\/p>\n SAPOA\u2019s Office Vacancy Report Q1 2025 notes that \u201cSouth Africa\u2019s office vacancy rate edged down marginally to 13.6% in the first quarter of 2025 \u2026 Prime-grade offices led the recovery, with vacancies dropping by 80 basis points to 6.8%, its lowest level since the vacancy peak in mid-2022. A-grade offices experienced a marginal increase of 20 basis points, rising to 12.2%, while B-grade vacancies remained flat at 16.8%. C-grade space recorded a slight improvement of 10 basis points, easing to 15.8%.\u201d<\/p>\n The office sector is rebounding in major urban hubs, says Stevens, with prime Cape Town CBD and Century City spaces nearing record-low vacancies following a prolonged post-pandemic downturn in the face of the remote work trend and hybrid work shifts. \u201cJohannesburg Metro remains the city with the highest overall office vacancy rate,\u201d according to SAPOA\u2019s report.<\/p>\n The retail landscape, says Stevens, is sharply divided. SAPOA\u2019s Retail Trends Report 2025Q1 notes that \u201cTrading density reached a record high of R42,374\/sqm, now 22% above its pre-pandemic peak. While growth momentum is moderating, retail turnover is still outperforming broader economic indicators and remains a positive signal for landlords and investors.\u201d<\/p>\n \u201cNeighbourhood convenience centres with strong foot traffic continue to thrive. Large malls, however, face challenges from shifting shopping habits, online competition and higher costs. For retail investments, investors should prioritise properties with essential services, grocery and lifestyle tenants, and closely monitor tenant mix and turnover.\u201d<\/p>\n SAPOA reports that \u201cVacancy rates across major centres improved significantly from the 2021 peak, ending Q1 2025 at 4.9% \u2013 up slightly from 4.5% in Q4 but well below the March 2021 high of 7.1%. Gross rental growth remained positive at 3.7% YoY, compared to 3.1% in the previous quarter, as landlords faced reduced pressure to offer discounts. Community centres led the improvement with a drop from 4.1% to 3.9%.\u201d<\/p>\n Industrial for the win<\/strong><\/p>\n Industrial real estate is a hot commodity in South Africa, and the future looks bright thanks to a growing demand from the e-commerce, logistics and manufacturing sectors. According to the Rode State of the Property Market Report\u2019s data for the first quarter of 2025, industrial property continues to outperform its non-residential counterparts \u2013 office and retail \u2013 with strong rental growth and low vacancy rates.<\/p>\n Nominal gross market rentals for South Africa\u2019s industrial space of 500m2 grew by 7.3% in Q1 2025 when compared to Q1 2024 with the growth rate exceeding the 6.7% recorded in Q4 2024, according to PropertyWheel\u2019s article on the Rode report.<\/p>\n When evaluating industrial property, choosing sites that are close to major roads, ports and freight hubs is essential for efficient logistics, says Stevens. \u201cInvestors should opt for buildings that can serve multiple types of tenants, as single-use facilities are more vulnerable to shifts in tenant demand. Features like solar power and rainwater harvesting are now a necessity as opposed to a \u2018nice-to-have\u2019, as sustainability becomes a standard requirement for many businesses.\u201d Zoning and development potential<\/strong><\/p>\n Owning land in areas marked for future growth can be profitable, but only if investors do their due diligence. In the know<\/strong><\/p>\n Commercial property is cyclical, says Stevens, and different asset classes perform differently depending on where we are in that cycle. \u201cUnderstanding these dynamics can help investors ride upswings and avoid over-exposure in downswings.\u201d<\/p>\n A thorough grasp of the regulatory landscape is essential, from building compliance and zoning requirements to the tax obligations of commercial property ownership. As is keeping abreast of key legislation, such as the Property Practitioners Act and local municipal bylaws.
\nThis point is borne out by the MSCI Index. \u201cMSCI data proves that certified office buildings can be more profitable. Stakeholders such as investors and those in sustainable finance are paying attention and it\u2019s becoming a clear competitive advantage,\u201d says Georgina Smit, Head of Technical at the Green Building Council of South Africa.<\/p>\n
\n\u201cInvestors focused on development should prioritise land that already has the appropriate zoning in place or that has a good chance of being rezoned,\u201d says Stevens. \u201cIt is crucial to understand factors like bulk rights, building lines, parking requirements and environmental constraints, and early engagement with municipal planning departments can clarify precinct plans, transport networks and timelines for essential services.\u201d
\nTransforming outdated commercial properties, especially in established business areas, is becoming increasingly popular. While these renovations can be profitable, they also present challenges such as meeting updated fire and energy codes, obtaining heritage permits and modernising ageing infrastructure. These projects can be lucrative, but only with thorough planning, cost analysis, and regulatory foresight.<\/p>\n
\n\u201cUltimately, the commercial property market rewards those who invest with insight rather than speculation. Success hinges on diligent research: understanding market cycles, targeting areas with robust fundamentals and working alongside seasoned commercial brokers to identify opportunities and unlock lasting value,\u201d says Stevens. By taking a measured, data-driven approach grounded in local expertise and current sector trends, investors can uncover compelling opportunities right here, and right now.<\/p>\n