Muizenberg has a safety index of 26 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 9,320 crimes in the most recent annual period. Absolute crime volume is near 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.

Muizenberg

Safety 26/100 Safer than 20% of Cape Town suburbs (relative) Property 1-1.5M Top 51% Schools 2 90% matric pass rate Healthcare 6 facilities more access than most suburbs Council Below avg complaints 1d median resolution Transport Minibus taxi coverage well-connected area

Data current as of March 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 among the more challenging areas for reported safety in Cape Town. There are several places of worship in the area. The dominant commuter mode is private vehicle. Policing falls under the Muizenberg SAPS precinct.

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 crime Moderate Lower crime

19th percentile among 744 suburbs · relative index, not an absolute safety measure

Moderate Absolute crime volume

9 320 reported crimes per year · city median: 10 468

↑ 8.1% 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? 26 / 100

Contact crime rate 614,033 per 100k residents

Station population 52 856

Harm rate (per resident) 15/100

Harm volume (absolute) 45/100

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

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 · Q3 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

Source: City of Cape Town GV2022

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

160 candidates

Median quintile

Q4-Q5

Muizenberg Junior School

Public · Grades R–7 · 547 learners · 24.9:1 learner-educator ratio

Quintile 5School fees applyFavourable class size

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 100 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.

Home fibre internet reaches 88% of households

› 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

100 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

100 City median: 68

Formal dwellings

100.0%

Owner-occupied

39.0%

Rented

43.1%

Environmental risk – Low risk exposure

10 risk 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

Areas of material need (out of 8)

Grant income share

14.0%

of households receiving grants

Monthly savings

R463

Weighted mean per household

Spending priorities – top priority: Food

Food

81.6%

of households prioritise

Electricity

77.1%

of households prioritise

Petrol/transport

57.3%

of households prioritise

Rent/bond

41.5%

of households prioritise

School fees

4.3%

of households prioritise

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%

How Muizenberg compares

Food insecurity 81% below the city average for adult food insecurity

Material hardship 80% below the city average for material hardship

Income 4.0× the city average for median household income

Food spend share 26% below the city average for food expenditure share

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

Registered places of worship per suburb from City of Cape Town open data. Coverage: 299 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: No Power (1 226), Street Lights - Single Light Out (831), Street Lights - All Lights Out (632)

Source: City of Cape Town C3 service requests

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