Muizenberg has a safety index of 28 out of 100 (Higher reported crime). This is a relative measure comparing reported crime across Cape Town suburbs, not an absolute safety guarantee. The Muizenberg precinct recorded approximately 3,428 crimes in the most recent annual period. Absolute crime volume is below the city average.

Is Muizenberg affordable?

Muizenberg sits in the mid-range for Cape Town property values. The median is R1.8M, placing it in the 49th percentile, broadly in line with the city median. 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 Muizenberg?

The median monthly water cost per account in Muizenberg is R887, 35% above the city median of R658. The median monthly electricity cost per account in Muizenberg is R1,667, 12% below the median of CoCT-billed suburbs of R1,900.

What is the municipal debt in Muizenberg?

As of May 2026, the average outstanding municipal debt per account in Muizenberg is R11,487, 30% above the city median of R8,815. Figures include all account types, so may overstate household debt in areas with commercial activity.

Muizenberg

A suburb with higher reported crime, strong school performance, and responsive municipal services relative to Cape Town.

Safety28/100Precinct estimate only · ↑ Worsening Property1-1.5MTop 51%Schools290% matric pass rate Healthcare6 facilitiesmore access than most suburbs CouncilBelow avg complaints1d median resolution TransportMinibus taxi coveragewell-connected area

Data current as of June 2026

The neighbourhood

What's it like to live here?

Muizenberg is a neighbourhood in False Bay, Cape Town, where property values are moderate by Cape Town standards. The area's safety profile is below the city average for reported safety. There are several places of worship in the area. The dominant commuter mode is private vehicle.

How is the area changing?

In Muizenberg, crime is rising based on the most recent quarterly comparison. Property values have broadly tracked inflation between valuation rolls.

What should buyers know?

Muizenberg is served by schools within reach, and matric results sit slightly 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 Muizenberg safe?

Higher reported crime

Higher crimeModerateLower crime

19th percentile among 744 suburbs · Data: Q4 2025/2026 (Jan–Mar 2026) · relative index, not an absolute safety measure

LowAbsolute crime volume

3 428 reported crimes per year · city median: 4 280

↑ 7.8% vs Q3 2024

Rate and volume tell different stories.

The per-capita rate appears high, but actual crime volume (3 428) is below the city median.

Crime is higher than most of Cape Town and has been increasing 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?: 28 / 100Limited data — why?
Contact crime rate: 580,801 per 100k residents
Station population: 52 856
Harm rate (per resident): 19/100
Harm volume (absolute): 41/100
Data period: Q4 2025/2026 (Jan–Mar 2026)
Source: SAPS via DataFirst · CC-BY 4.0

This data reflects crimes reported to SAPS Muizenberg precinct, which covers Muizenberg 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 Muizenberg?

49th percentile

Planned development

30 hectares of land in Muizenberg are earmarked for new development across 4 parcels, primarily Mixed Use (16ha) and Medium Density Residential (12ha), and 1 other category.

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

The median property value in Muizenberg is R1.8M. Property values have grown by 4.0% per year since 2018.

A 4.0% annual growth rate (CAGR) over the valuation period.

Value band distribution – Muizenberg properties (GV2022)

4-600k

6-800k

800k-1M

1-1.5M ◀

1.5-2M

2-2.5M

2.5-3M

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: R1,750,000
Value growth (CAGR 2018–2022): +4.0% per year↑ Growing
City-wide value percentile: 49th percentile
Dominant value band: 1-1.5M
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 Muizenberg?

Computed from City of Cape Town billing data

Water

R887 / month

35% above city median

Electricity

R1 667 / month

12% below median of CoCT-billed suburbs

Water trend:Dec 2025: R974Jan 2026: R887Feb 2026: R757

Electricity trend:Dec 2025: R1 774Jan 2026: R1 667Feb 2026: R1 463

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

INVESTMENT ACTIVITY

Development activity in Muizenberg

↑ Increasing

Muizenberg had 254 building plans approved in the last three financial years (FY22/23 to FY24/25), averaging 85 per year. Most were renovations and extensions.

3-year approvals: 254
Annual average: 85/yr
Avg project value: R1.3M

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 Muizenberg?

2 schools nearby

Muizenberg has 2 schools within reach. The area matric pass rate is 89.7%, below the city median of 90.0%. Schools include Muizenberg Junior School.

Adjusted pass rate: 89.7%; City median: 90.0%
Schools contributing: 1; 160 candidates
Median quintile: Q5; Q4-Q5

Q5
Muizenberg Junior School
Public · Grades R–7 · 547 learners · 24.9:1 learner-educator ratio
Quintile 5School fees applyFavourable class size
Q5
Muizenberg High School
Public · Grades 8–12 · 781 learners · 21.7:1 learner-educator ratio
Quintile 5School fees applyFavourable class size

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 Muizenberg?

Private vehicle dominant

Muizenberg has 12 minibus taxi routes. The most common way people get to work is by private vehicle (76%).

Taxi connectivity

Moderate connectivity

12 routes

44th percentile · 13 destinations

False bay, Fish hoek, Grassy park, Khayelitsha, Lotus river, Mitchells plain +7 more

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

Commute mode share

Anyone relocating to Muizenberg needs a car. The 76% private vehicle share is a socioeconomic profile signal, not a walkability score – in working-class Cape Town suburbs the same walking rate indicates structural necessity. Here it is lifestyle choice.

Private vehicle

76%

Walking

19%

Minibus taxi

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: Private vehicle (76%)
Source: CCT Household Survey 2024

Source: City of Cape Town Open Data · 2024

FOR RESIDENTS

What are living conditions in Muizenberg?

Full municipal services

Muizenberg has a service delivery index of 99+ out of 100, above the city median of 84.5. 100% of dwellings are formal structures.

Computed from the City of Cape Town 2024 Household Survey, Capricorn/Muizenberg survey group (70 households). direct.

› Monthly accommodation expenditure (R4,224) is 2.5× the city median of R1,674.› High digital connectivity: 88% of households have home internet access.

Access to basic services

99+City median: 85

Piped water: 100.0%
Flush toilet: 100.0%
Weekly refuse: 100.0%
Grid electricity: 100.0%

Housing & tenure – Informal or family-compound housing

100City median: 68

Formal dwellings: 100.0%
Owner-occupied: 39.0%
Rented: 43.1%

Environmental risk – Low risk exposure

10risk index · higher = greater risk · City median: 26

Flooding risk: 6.2%
Fire risk: 1.1%
Violent crime: 0.0%
Non-violent crime: 1.1%

Economic structure – Moderate material pressure

Food spending share: 26.1%; Share of income spent on food
City median: 35.3%
Comfortable, moderate discretionary income · 84th percentile
Hardship dimensions: 0; Areas of material need (out of 8)
Grant income share: 14.0%; of households receiving grants
Monthly savings: R463; Weighted mean per household

Digital inclusion – Fibre-connected suburb

Home fibre: 87.6%; City median: 46.5%
Mobile only: 12.4%
No access: 0.0%

Food security

Adult food insecurity: 3.4%; City median: 18.3%
Child food insecurity: 0.0%; City median: 13.0%
Food insecurity prevalence: 3.4%; City median: 22.3%

Demographics & community

Avg household size: 2.2 people
Avg children per household: 0.3

Asset ownership

Computer access: 71.1%
Fridge ownership: 96.6%
Property ownership: 0.0%
Geyser ownership: 84.1%
Borehole access: 14.6%

Home-based economy

Home-based business: 10.7%; of households operate a home-based business
WFH full-time: 1.1%
WFH part-time: 1.1%

Source: City of Cape Town 2024 Household Survey. Survey group: Capricorn/Muizenberg. direct.

Energy access

Free basic electricity

5.6%

City median

5% of electricity connections in Muizenberg 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. 9,504 connections.

Source: City of Cape Town household survey · 2024

FOR RESIDENTS

How responsive are municipal services in Muizenberg?

Highly responsive

The City of Cape Town resolves service requests in Muizenberg in a median of 1 day, compared to the city-wide median of 1 day. This is based on 12,048 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 Muizenberg residents experience responsive municipal service – a signal of well-maintained infrastructure and efficient complaint routing.

Median days to resolve
City median: 1

77th

Percentile
across Cape Town

32%

Resolved
same day

Power outage (10%)Single street light out (7%)Street lights out (5%)Sewerage overflow (5%)Water leak (4%)

Service requests logged: 12 048
Requests resolved: 74% (8 904 of 12 048)
75% resolved within: 6 days
90% resolved within: 15 days
Source: CCT service request database

Community & faith

Places of worship

4 registered

Christian

Jewish

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

Below city average

Complaint rate How is this calculated?: 886.7 per 1,000 households
Total complaints: 11 957
Unresolved: 26.0%

Top issues: Power outage (1 226), Single street light out (831), Street lights out (632)

Source: City of Cape Town C3 service requests

MUNICIPAL FINANCE

Municipal debt in Muizenberg

30% above city median

Computed from City of Cape Town financial data

Municipal debt in Muizenberg averages R11 487 per account, compared to the city median of R8 815.

R11 487

per account

30% above city median

Trend:Mar 2026: R11 083Apr 2026: R11 848May 2026: R11 487

Breakdown as of May 2026

Property rates: R12 161 829
Electricity: R9 063 098
Water: R4 115 160
Refuse: R1 727 029
Sewerage: R2 563 431
City-wide cleaning: R510 344
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 Muizenberg?

Well served

Healthcare access

6 within 5km

Nearest public: Muizenberg Clinic · Community Day Centre · 1.6 km
Nearest private: Melomed Tokai · Private Hospital · 3.5 km
Public facilities: 5
Private facilities: 1

This suburb has access to both public and private healthcare within 5 km.

The nearest fire station to Muizenberg is Lakeside, 2.1 km away. The nearest public pool is Muizenberg Swimming Pool, 1.5 km away. The nearest clinic is Muizenberg Clinic, 1.6 km away.

Nearest clinic: Muizenberg Clinic · 1.6 km
Nearest library: Muizenberg · 1.6 km
Nearest park / open space: Burgee Bend Park · 0.21 km