Mfuleni has a safety index of 14 out of 100 (Higher reported crime). This is a relative measure comparing reported crime across Cape Town suburbs, not an absolute safety guarantee. The Mfuleni precinct recorded approximately 9,264 crimes in the most recent annual period. Absolute crime volume is above the city average.

Is Mfuleni affordable?

Mfuleni is among the more affordable suburbs in Cape Town. With a median property value of R262K, it falls in the 5th percentile, below most of the city. Note that these figures are based on the City of Cape Town General Valuation 2022 and reflect municipal valuations, not necessarily current market prices.

What are utility costs in Mfuleni?

The median monthly water cost per account in Mfuleni is R97, 85% below the city median of R658.

What is the municipal debt in Mfuleni?

As of May 2026, the average outstanding municipal debt per account in Mfuleni is R11,015, 25% above the city median of R8,815. Figures include all account types, so may overstate household debt in areas with commercial activity.

Mfuleni

A suburb with higher reported crime, more affordable property values, and good school access relative to Cape Town.

Safety14/100Safer than 2% of Cape Town suburbs (relative) · ↓ Improving Property0-200kTop 95%Schools781% matric pass rate Healthcare14 facilitiesmore access than most suburbs CouncilNear avg complaints1d median resolution TransportMinibus taxi coveragewell-connected area

Data current as of June 2026

#15 Fastest Growing

The neighbourhood

What's it like to live here?

Mfuleni is a neighbourhood in Cape Flats, Cape Town, where property values place it among the more affordable areas in Cape Town. The area's safety profile is among the more challenging areas for reported safety in Cape Town. There is a place of worship in the area. The dominant commuter mode is minibus taxi.

How is the area changing?

In Mfuleni, crime is declining based on the most recent quarterly comparison. Property values have grown above inflation between valuation rolls.

What should buyers know?

Mfuleni is well-served by schools, and matric results sit below the city average. In this area, the City typically resolves service complaints promptly. The suburb is well-served by nearby healthcare facilities.

Neighbourhood summary generated from StreetSignal data and reviewed by our team.

These statistics describe the suburb as a whole. Conditions vary between streets and neighbourhoods within any suburb.

For home buyers & families

Is Mfuleni safe?

Higher reported crime

Higher crimeModerateLower crime

54th percentile among 744 suburbs · based on precinct-level data shared with 18 suburbs · Data: Q4 2025/2026 (Jan–Mar 2026) · relative index, not an absolute safety measure

Very highAbsolute crime volume

9 264 reported crimes per year · city median: 4 280

↓ 5.5% vs Q3 2024

Crime is higher than most of Cape Town but has been decreasing over the past year. Contact crime (assault, robbery) dominates the reported crime profile. Check the breakdown below for specifics.

Detailed data

Safety index (resident-adjusted) How is this calculated?: 14 / 100
Contact crime rate: 2,233,578 per 100k residents
Station population: 239 187
Harm rate (per resident): 17/100
Harm volume (absolute): 11/100
Data period: Q4 2025/2026 (Jan–Mar 2026)
Source: SAPS via DataFirst · CC-BY 4.0

This data reflects crimes reported to SAPS Mfuleni precinct, which covers Mfuleni and surrounding suburbs. Reported crime may differ from actual crime levels.Full methodology

Disagree with this score? Challenge the methodology ›

Source: SAPS via DataFirst · Q4 2025/2026

FOR BUYERS & INVESTORS

What do properties cost in Mfuleni?

5th percentile

Planned development

30 hectares of land in Mfuleni are earmarked for new development across 1 parcel, primarily Medium Density Residential (30ha).

Source: CCT District Spatial Development Framework (January 2023). Development areas indicate planning designation, not construction timelines.

The median property value in Mfuleni is R262K. Property values have grown by 11.1% per year since 2018.

A 11.1% annual growth rate (CAGR) over the valuation period.

Value band distribution – Mfuleni properties (GV2022)

0-200k ◀

2-400k

4-600k

6-800k

Property values are based on the City of Cape Town's 2022 General Valuation roll. GV is an assessed value for municipal rating purposes; transaction prices frequently exceed GV. Recent sales transaction data and rental market data are not available as open data in South Africa.

Median GV2022: R262,000
Value growth (CAGR 2018–2022): +11.1% per year↑ Growing
City-wide value percentile: 5th percentile
Dominant value band: 0-200k
Source: CCT GV 2022 · Open Data Policy 27781
Vintage: General Valuation 2022 (municipal valuation, not current market price)

Source: City of Cape Town GV2022

FOR RESIDENTS

What do utilities cost in Mfuleni?

Computed from City of Cape Town billing data

Water

R97 / month

85% below city median

Electricity

This area is supplied by Eskom. City of Cape Town electricity billing data is not available.

Water trend:Dec 2025: R127Jan 2026: R55Feb 2026: R97

Monthly cost per account from City of Cape Town billing data. Water coverage: 647 suburbs. Electricity coverage: 384 suburbs.

INVESTMENT ACTIVITY

Development activity in Mfuleni

↓ Decreasing

Mfuleni had 50 building plans approved in the last three financial years (FY22/23 to FY24/25), averaging 17 per year. Most were renovations and extensions.

3-year approvals: 50
Annual average: 17/yr
Avg project value: R421K

18% social housing18% of recent building plans in Mfuleni were for RDP or low-cost housing projects.

Building plans approved by the City of Cape Town (2014-2025). Approvals indicate planned investment, not completed construction. This data reflects formal building activity only and does not capture informal construction, backyard dwellings, or building work undertaken without a formal plan submission. In areas with high informality, actual construction activity may be substantially higher than these figures suggest. Source: CoCT Building Development Management (DAMS).

FOR PARENTS

How are schools in Mfuleni?

7 schools nearby

Mfuleni has 7 schools within reach. The area matric pass rate is 80.7%, below the city median of 90.0%. Schools include Mfuleni Technical Academy.

Adjusted pass rate: 80.7%; City median: 90.0%
Schools contributing: 3; 775 candidates
Median quintile: Q3; Q3

Q3
Mfuleni Technical Academy
Public · Grades 8–12 · 1,548 learners · 37.8:1 learner-educator ratio
No-fee school
Q3
Mfuleni Secondary School
Public · Grades 8–12 · 1,586 learners · 33.7:1 learner-educator ratio
No-fee school
Q3
Itsitsa Primary School
Public · Grades R–7 · 1,970 learners · 38.6:1 learner-educator ratio
No-fee school
Q3
Mfuleni Primary School
Public · Grades R–7 · 1,601 learners · 42.1:1 learner-educator ratio
No-fee schoolStrained capacity
Q3
Nyameko Prim
Public · Grades R–7 · 1,493 learners · 36.4:1 learner-educator ratio
No-fee school
Q3
Nal'Ikamva Primary School
Public · Grades R–7 · 1,579 learners · 37.6:1 learner-educator ratio
No-fee school
Q3
Manzomthombo Secondary School
Public · Grades 8–12 · 1,726 learners · 36:1 learner-educator ratio
No-fee school

Quintile 5 is the highest government-funding category - fees apply, but these are the best-resourced public schools in South Africa. Rankings set by the WCED against community socioeconomic index. Learner-educator ratio (LER) is from EMIS Q2 2025; under 30:1 is favourable by WCED standards, over 40:1 indicates strained capacity. What quintile means ›

Source: DBE EMIS · Q2 2025

FOR COMMUTERS

How connected is Mfuleni?

Taxi-connected

Mfuleni has 35 minibus taxi routes, including routes to the CBD. The most common way people get to work is by minibus taxi (55%).

Taxi connectivity

Well connected

35 routes

83rd percentile · 28 destinations · CBD-connected

Athlone, Bellville, Blackheath, Cape town, Cape town (station deck), Claremont (lansdowne rd, jan smuts dr & turfhall rd) +22 more

Based on CCT minibus taxi route data. Routes matched by name and spatial proximity (500m). Methodology ›

Commute mode share

Minibus taxis are the primary transport mode. The 55% share reflects a working-class commuter profile – taxi connectivity is a critical economic lifeline, not a lifestyle choice.

Private vehicle

22%

Walking

20%

MyCiTi bus

Minibus taxi

55%

Cape Town transport context: In South African cities, transport mode is a socioeconomic proxy – high private vehicle = affluent, high minibus taxi = working class, high walking = structural necessity not preference. StreetSignal reports modal share rather than a walkability index, which would misrepresent SA urban mobility. Methodology ›

Dominant mode: Minibus taxi (55%)
Source: CCT Household Survey 2024

Source: City of Cape Town Open Data · 2024

FOR RESIDENTS

What are living conditions in Mfuleni?

Limited service delivery

Mfuleni has a service delivery index of 59 out of 100, below the city median of 84.5. 39% of dwellings are formal structures.

Computed from the City of Cape Town 2024 Household Survey, Mfuleni survey group (66 households). direct.

› Adult food insecurity (49.8%) is 2.7× the city average of 18.3%.› Monthly accommodation expenditure (R275) is 0.2× the city median of R1,674.› Mobile-dependent: 65% of households rely on mobile data as their primary internet access.› 28% of households have experienced flooding, indicating elevated environmental vulnerability.› Violent crime victimisation reported by 18% of households (distinct from SAPS-reported statistics).› 50% of dwellings are informal structures, reflecting historical under-investment in formal housing provision.› Social grants reach 58% of households, providing a critical income safety net.

Food security

Adult food insecurity: 49.8%; City median: 18.3%
Child food insecurity: 40.7%; City median: 13.0%
Food insecurity prevalence: 52.1%; City median: 22.3%

Access to basic services

59City median: 85

Piped water: 47.6%
Flush toilet: 58.7%
Weekly refuse: 57.1%
Grid electricity: 73.8%

Housing & tenure – Informal or family-compound housing

39City median: 68

Formal dwellings: 38.5%
Owner-occupied: 26.5%
Rented: 13.6%

Environmental risk – Elevated risk exposure

46risk index · higher = greater risk · City median: 26

Flooding risk: 28.2%
Fire risk: 0.0%
Violent crime: 17.7%
Non-violent crime: 0.0%

Economic structure – Significant material pressure

Food spending share: 46.6%; Share of income spent on food
City median: 35.3%
Under pressure, limited discretionary income · 28th percentile
Hardship dimensions: 3; Areas of material need (out of 8)
Grant income share: 58.0%; of households receiving grants
Monthly savings: R43; Weighted mean per household

Digital inclusion – Mobile-dependent suburb

Home fibre: 5.0%; City median: 46.5%
Mobile only: 64.8%
No access: 20.9%

Demographics & community

Avg household size: 3.9 people
Avg children per household: 1.6

Asset ownership

Computer access: 3.7%
Fridge ownership: 49.7%
Property ownership: 0.0%
Geyser ownership: 3.5%
Borehole access: 0.0%

Home-based economy

Home-based business: 6.0%; of households operate a home-based business

Source: City of Cape Town 2024 Household Survey. Survey group: Mfuleni. direct.

Energy access

91%

Free basic electricity

5.6%

City median

91% of electricity connections in Mfuleni receive free basic electricity under the City's indigent support programme. Free basic electricity is a constitutional entitlement providing a monthly allocation to qualifying households. The proportion reflects the reach of the City's indigent support in this suburb, not a measure of poverty.

Source: CCT prepaid electricity data (2025/11/30 to 2026/01/31). Covers prepaid connections only. Credit-metered households are not included. 26,820 connections.

Source: City of Cape Town household survey · 2024

FOR RESIDENTS

How responsive are municipal services in Mfuleni?

Highly responsive

The City of Cape Town resolves service requests in Mfuleni in a median of 1 day, compared to the city-wide median of 1 day. This is based on 31,013 service requests to the City of Cape Town.

Computed from City of Cape Town service request data

Infrastructure problems get fixed fast. The median resolution under one day means Mfuleni residents experience responsive municipal service – a signal of well-maintained infrastructure and efficient complaint routing.

Median days to resolve
City median: 1

75th

Percentile
across Cape Town

37%

Resolved
same day

Power outage (31%)Suspect Tampering (12%)Sewerage overflow (8%)PPM Display Blank (5%)Stolen Bins - 240L (3%)

Service requests logged: 31 013
Requests resolved: 80% (24 658 of 31 013)
75% resolved within: 4 days
90% resolved within: 10 days
Source: CCT service request database

Community & faith

Places of worship

2 registered

Christian

Places of worship per suburb from City of Cape Town open data, supplemented with OpenStreetMap data (© OpenStreetMap contributors). Coverage: 373 of 744 suburbs.

Municipal complaints

Complaints & top issues

Near city average

Complaint rate How is this calculated?: 1233.3 per 1,000 households
Total complaints: 30 767
Unresolved: 20.0%

Top issues: Power outage (9 580), Suspect Tampering (3 691), Sewerage overflow (2 456)

Source: City of Cape Town C3 service requests

MUNICIPAL FINANCE

Municipal debt in Mfuleni

25% above city median

Computed from City of Cape Town financial data

Municipal debt in Mfuleni averages R11 015 per account, compared to the city median of R8 815.

R11 015

per account

25% above city median

Trend:Mar 2026: R10 355Apr 2026: R11 015May 2026: R11 740

Breakdown as of May 2026

Property rates: R3 518 770
Electricity: R52 821 115
Water: R19 245 033
Refuse: R2 190 913
Sewerage: R6 318 850
City-wide cleaning: R54 711
Improvement district: R0

Outstanding municipal arrears from City of Cape Town financial records. Coverage: 741 suburbs. Per-account figures available for 582 suburbs.

FOR FAMILIES

What services are near Mfuleni?

Well served

Healthcare access

14 within 5km

Nearest public: Dr Ivan Toms CDC · Community Day Centre · 1.3 km
Nearest private: Melomed Mitchells Plain · Private Hospital · 7.3 km
Public facilities: 14
Private facilities: 0

This suburb has public healthcare access but no private facilities within 5 km.

The nearest fire station to Mfuleni is Mfuleni, 0.9 km away. The nearest public pool is Blue Downs Swimming Pool, 1.8 km away. The nearest clinic is Dr Ivan Toms Cdc, 1.3 km away.

Nearest clinic: Dr Ivan Toms Cdc · 1.3 km
Nearest library: Mfuleni · 0.5 km
Nearest park / open space: Church Street Park · 0.42 km