Overview

The area has a rich socio-historical background, having grown substantially during the Apartheid era when people were displaced on the Cape Flats. 

In the 2011 census, Belhar had a population of some 56,234, with a very high proportion (~90 %) of “Coloured” residents, about ~5 % Black African, and about 1 % Indian/Asian. 

The dominant first language is Afrikaans (~64 %) and English is spoken by around ~31 % of the population. 

Housing in Belhar ranges from very affordable family homes to student flats (given its proximity to tertiary institutions). For example, a 3-bedroom home in parts could be in the R 750,000 to R 1 million range (or thereabouts) depending on condition and exact location. 

Transport links are relatively good: major roads (R300, M12, M29) pass nearby, a rail line runs through, and the suburb is within reach of the N2 and other routes. 

Vibe: It is a working-class suburb with a strong sense of community, long-standing residents, lots of movement (students, first-time buyers), and value in terms of property. On the flip-side it also faces many of the challenges typical of Cape Flats suburbs.

Safety & community

Strengths & community assets:

• There is a visible community activism in Belhar: for example residents recently marched to speak up for peace, demand action on gang violence and drug activity. 

• There are youth-development organisations and community sport/after-school programmes aimed at keeping young people engaged and away from crime. 

• More recently the provincial / city government approved the transfer of land for a new, larger police station in Belhar. 

Challenges / caution:

• Crime rates in Belhar are higher than many suburbs. According to one listing, there were 26 murders and 248 common assaults for a certain period, as compared to other neighbourhoods. 

• More broadly, Belhar is listed among the “high‐risk communities” in Cape Town in a 2023 survey, with 77 % of residents in some such communities reporting feeling unsafe. 

• Specific gang, drug and violence issues have been reported in Belhar (e.g., a “notorious drug house” in Selfhelp section, shootings, etc). 

• The existing police station is described as under-resourced (one officer per ~1 016 residents) and a new station is still in the pipeline. 

Takeaway: If you’re considering buying or living in Belhar, especially in certain sections, it’s very important to do a street-by-street, extension‐by‐extension check (some parts are safer than others). A good neighbourhood watch, knowing your local area, and perhaps opting for properties in safer pockets or gated areas will be advisable.

Who should buy in the area

Belhar offers particularly good value for:

• First-time homebuyers who may not want to pay top-tier prices but want to be within Cape Town’s metro area. (Properties under or around the R 900,000 transfer duty threshold were cited.) 

• Investors seeking student accommodation or rentals (because it is near the University of the Western Cape (UWC) and the Cape Peninsula University of Technology (CPUT) campuses. 

• Buyers who value a community-oriented suburb, don’t mind doing some upgrades, and are comfortable with being in a “value” rather than “premium” suburb.

It may be less suitable for:

• Buyers seeking ultra-low crime/high-security suburbs without needing to do a lot of personal security/monitoring.

• Those who prioritise luxury, high-end finishings, or premium amenities — you may get better elsewhere for the price.

• People who are very sensitive to safety and want fully gated, upmarket estates (unless you select very carefully within Belhar).

Education & schooling

Belhar has a number of schools at primary and secondary levels:

• Belhar Primary School (60 Acanthus Circle, Belhar 1) – focuses on “all-round education in classroom, sports and culture”. 

• Belvue Primary School (Jakarandalaan, Belhar Ext 4) – a primary school with approximately 1,095 learners and 32 teachers. 

• Belhar High School (2 Suikerbos Road, Belhar) – established in 1977, now an Arts & Culture focus high school. 

• Additionally there’s the Belhar Islamic Primary School (3 Syringa Cres, Belhar 7) among others. 

Quality and caveats:

• The Belhar Primary School evaluation (Feb 2023) rated several areas as “Requires improvement” (for example overall performance, learner achievement, teaching & learning, behaviour & safety, etc). 

• One incident to note: a report of two children shot at a school in Belhar in April 2023 after gang‐related shooting spilled onto the school grounds. 

• While schooling options exist, parents may wish to include security, commute time and after-school safety in their decision-making.

Summary: For families, schooling is available with local options though schools operate in a challenging environment — due diligence is advisable (visit, ask about programmes, transport, safety). For student rentals and younger families the area still holds potential.