Mfuleni has a safety index of 9 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 33,764 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.

Mfuleni

Safety 9/100 Safer than 8% of Cape Town suburbs (relative) Property 0-200k Top 95% Schools 7 81% matric pass rate Healthcare 14 facilities more access than most suburbs Council Near avg complaints 1d median resolution Transport Minibus taxi coverage well-connected area

Data current as of March 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 below the city average for reported safety. There is a place of worship in the area. The dominant commuter mode is minibus taxi. Policing falls under the Mfuleni SAPS precinct.

How is the area changing?

In Mfuleni, crime is rising 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 crime Moderate Lower crime

54th percentile among 744 suburbs · relative index, not an absolute safety measure

Very high Absolute crime volume

33 764 reported crimes per year · city median: 10 468

↑ 14.6% vs Q3 2024

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? 9 / 100

Contact crime rate 2,738,761 per 100k residents

Station population 239 187

Harm rate (per resident) 18/100

Harm volume (absolute) 5/100

Data period Q3 2025/2026 (Oct–Dec 2025)

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 · Q3 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

Source: City of Cape Town GV2022

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

775 candidates

Median quintile

Mfuleni Technical Academy

Public · Grades 8–12 · 1,548 learners · 37.8:1 learner-educator ratio

No-fee school

Mfuleni Secondary School

Public · Grades 8–12 · 1,586 learners · 33.7:1 learner-educator ratio

No-fee school

Itsitsa Primary School

Public · Grades R–7 · 1,970 learners · 38.6:1 learner-educator ratio

No-fee school

Mfuleni Primary School

Public · Grades R–7 · 1,601 learners · 42.1:1 learner-educator ratio

No-fee schoolStrained capacity

Nyameko Prim

Public · Grades R–7 · 1,493 learners · 36.4:1 learner-educator ratio

No-fee school

Nal'Ikamva Primary School

Public · Grades R–7 · 1,579 learners · 37.6:1 learner-educator ratio

No-fee school

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 59.3 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.

Food insecurity affects 50% of households - 2.7× the city average

› 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

59 City 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

39 City median: 68

Formal dwellings

38.5%

Owner-occupied

26.5%

Rented

13.6%

Environmental risk – Elevated risk exposure

46 risk 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

Areas of material need (out of 8)

Grant income share

58.0%

of households receiving grants

Monthly savings

R43

Weighted mean per household

Spending priorities – top priority: Food

Food

84.9%

of households prioritise

Electricity

41.5%

of households prioritise

School fees

18.8%

of households prioritise

Rent/bond

9.6%

of households prioritise

Petrol/transport

7.7%

of households prioritise

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

How Mfuleni compares

Food insecurity 2.7× the city average for adult food insecurity

Material hardship 1.9× the city average for material hardship

Income 75% below the city average for median household income

Food spend share 32% above the city average for food expenditure share

Household survey victimisation rates significantly exceed SAPS-reported crime for this area, suggesting substantial under-reporting.

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

Registered places of worship per suburb from City of Cape Town open data. Coverage: 299 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: No Power (9 580), Suspect Tampering (3 691), SEW: Blocked/Overflow (2 456)

Source: City of Cape Town C3 service requests

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