Silversands has a safety index of 31 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 Silversands affordable?

Silversands is among the more affordable suburbs in Cape Town. With a median property value of R850K, it falls in the 28th 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 Silversands?

The median monthly water cost per account in Silversands is R305, 54% below the city median of R658.

What is the municipal debt in Silversands?

As of May 2026, the average outstanding municipal debt per account in Silversands is R11,709, 33% above the city median of R8,815. Figures include all account types, so may overstate household debt in areas with commercial activity.

Silversands

A suburb with higher reported crime, below-average property values, and good school access relative to Cape Town.

Safety31/100Precinct estimate only · ↓ Improving Property6-800kTop 72%Schools583% matric pass rate Healthcare11 facilitiesmore access than most suburbs CouncilNear avg complaints2d median resolution TransportMinibus taxi coverage6 routes serving the area

Data current as of June 2026

The neighbourhood

What's it like to live here?

Silversands is a neighbourhood in Cape Flats, 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 is a place of worship in the area. The dominant commuter mode is private vehicle.

How is the area changing?

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

What should buyers know?

Silversands is well-served by schools, and matric results sit below the city average. In this area, service complaints are generally resolved within a few days. 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 Silversands safe?

Higher reported crime

Higher crimeModerateLower crime

54th percentile among 744 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?: 31 / 100Limited data — why?
Contact crime rate: 2,233,578 per 100k residents
Station population: 239 187
Harm rate (per resident): 23/100
Harm volume (absolute): 43/100
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 Silversands 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 Silversands?

28th percentile

Planned development

50 hectares of land in Silversands are earmarked for new development across 2 parcels, primarily Low Density Residential (44ha) and Medium Density Residential (6ha).

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

The median property value in Silversands is R850K. Property values have grown by 7.8% per year since 2018.

A 7.8% annual growth rate (CAGR) over the valuation period.

Value band distribution – Silversands properties (GV2022)

0-200k

2-400k

4-600k

6-800k ◀

800k-1M

1-1.5M

1.5-2M

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: R850,000
Value growth (CAGR 2018–2022): +7.8% per year↑ Growing
City-wide value percentile: 28th percentile
Dominant value band: 6-800k
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 Silversands?

Computed from City of Cape Town billing data

Water

R305 / month

54% below city median

Electricity

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

Water trend:Dec 2025: R401Jan 2026: R299Feb 2026: R305

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

INVESTMENT ACTIVITY

Development activity in Silversands

↑ Increasing

Silversands had 96 building plans approved in the last three financial years (FY22/23 to FY24/25), averaging 32 per year. Most were other approvals.

3-year approvals: 96
Annual average: 32/yr
Avg project value: R618K

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 Silversands?

5 schools nearby

Silversands has 5 schools within reach. The area matric pass rate is 82.5%, below the city median of 90.0%. Schools include Happy Valley Primary School.

Adjusted pass rate: 82.5%; City median: 90.0%
Schools contributing: 3; 558 candidates
Median quintile: Q4; Q4-Q5

Q4
Happy Valley Primary School
Public · Grades R–7 · 1,253 learners · 33:1 learner-educator ratio
Q4
Fairdale High School
Public · Grades 8–12 · 1,287 learners · 42.9:1 learner-educator ratio
Strained capacity
Q4
Fairdale No.2 High School
Public · Grades 8–12 · 1,375 learners · 35.3:1 learner-educator ratio
–
Happy Valley No.2 Primary School
Public · Grades R–7 · 1,061 learners · 39.3:1 learner-educator ratio
Q4
Silversands Primary School
Public · Grades R–7 · 1,267 learners · 36.2:1 learner-educator ratio

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 Silversands?

Vehicle-led mix

Silversands has 6 minibus taxi routes. The most common way people get to work is by private vehicle (60%).

Taxi connectivity

Limited connectivity

6 routes

28th percentile · 7 destinations

Brentwood park, Eersterivier, Kuilsriver, Mfuleni, Mitchells plain, Silversands +1 more

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

Commute mode share

A mixed transport profile. Multiple modes serve Silversands – consider proximity to work when evaluating.

Private vehicle

60%

Walking

MyCiTi bus

11%

Minibus taxi

25%

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 (60%)
Source: CCT Household Survey 2024

Source: City of Cape Town Open Data · 2024

FOR RESIDENTS

What are living conditions in Silversands?

Full municipal services

Silversands has a service delivery index of 96 out of 100, above the city median of 84.5. 86% of dwellings are formal structures.

Computed from the City of Cape Town 2024 Household Survey, Blue Downs survey group (42 households). Indicative: nearest survey group used.

› Monthly accommodation expenditure (R2,573) is 1.5× the city median of R1,674.

Access to basic services

96City median: 85

Piped water: 95.2%
Flush toilet: 90.6%
Weekly refuse: 99.1%
Grid electricity: 100.0%

Housing & tenure – Mixed tenure community

86City median: 68

Formal dwellings: 85.6%
Owner-occupied: 50.0%
Rented: 13.1%

Environmental risk – Low risk exposure

3risk index · higher = greater risk · City median: 26

Flooding risk: 0.3%
Fire risk: 0.0%
Violent crime: 2.7%
Non-violent crime: 0.2%

Economic structure – Moderate material pressure

Food spending share: 37.1%; Share of income spent on food
City median: 35.3%
Comfortable, moderate discretionary income · 52nd percentile
Hardship dimensions: 0; Areas of material need (out of 8)
Grant income share: 25.0%; of households receiving grants
Monthly savings: R15; Weighted mean per household

Digital inclusion – Fibre-connected suburb

Home fibre: 67.8%; City median: 46.5%
Mobile only: 31.8%
No access: 0.4%

Food security

Adult food insecurity: 2.8%; City median: 18.3%
Child food insecurity: 2.6%; City median: 13.0%
Food insecurity prevalence: 0.4%; City median: 22.3%

Demographics & community

Avg household size: 4.1 people
Avg children per household: 1.5

Asset ownership

Computer access: 70.8%
Fridge ownership: 97.0%
Property ownership: 0.0%
Geyser ownership: 67.8%
Borehole access: 0.0%

Home-based economy

Home-based business: 18.5%; of households operate a home-based business
WFH full-time: 0.7%

Source: City of Cape Town 2024 Household Survey. Survey group: Blue Downs. Indicative: nearest survey group used.

Source: City of Cape Town household survey · 2024

FOR RESIDENTS

How responsive are municipal services in Silversands?

Responsive

The City of Cape Town resolves service requests in Silversands in a median of 2 days, compared to the city-wide median of 1 day. This is based on 3,583 service requests to the City of Cape Town.

Computed from City of Cape Town service request data

Below-average municipal responsiveness. A 2-day median resolution is slower than the city median – infrastructure complaints take meaningfully longer to resolve.

Median days to resolve
City median: 1

40th

Percentile
across Cape Town

28%

Resolved
same day

Sewerage overflow (15%)Leak at meter/stopcock 20mm below (8%)Single street light out (7%)Customer : Reconnection Request (7%)Water leak (6%)

Service requests logged: 3 583
Requests resolved: 80% (2 877 of 3 583)
75% resolved within: 6 days
90% resolved within: 22 days
Source: CCT service request database

Community & faith

Places of worship

1 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?: 1956.9 per 1,000 households
Total complaints: 3 564
Unresolved: 20.0%

Top issues: Sewerage overflow (528), Leak at meter/stopcock 20mm below (269), Single street light out (251)

Source: City of Cape Town C3 service requests

MUNICIPAL FINANCE

Municipal debt in Silversands

33% above city median

Computed from City of Cape Town financial data

Municipal debt in Silversands averages R11 709 per account, compared to the city median of R8 815.

R11 709

per account

33% above city median

Trend:Mar 2026: R11 577Apr 2026: R11 709May 2026: R12 047

Breakdown as of May 2026

Property rates: R4 732 522
Electricity: R0
Water: R10 356 229
Refuse: R3 565 772
Sewerage: R4 266 370
City-wide cleaning: R113 334
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 Silversands?

Well served

Healthcare access

11 within 5km

Nearest public: Blue Downs Clinic · Community Day Centre · 0.9 km
Nearest private: Netcare Kuils River Hospital · Private Hospital · 6.3 km
Public facilities: 11
Private facilities: 0

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

The nearest fire station to Silversands is Mfuleni, 3.2 km away. The nearest public pool is Blue Downs Swimming Pool, 1.5 km away. The nearest clinic is Blue Downs Clinic, 0.9 km away.

Nearest clinic: Blue Downs Clinic · 0.9 km
Nearest library: Delft · 3.2 km
Nearest park / open space: Eleven Ocean Pos · 0.56 km