Two decades ago, property investing relied on gut instinct and local gossip. The right address, a handshake, and a rough sense of what the neighbour’s house sold for were often enough to close a deal. Today, the rules have changed. Technology, from machine learning models to satellite data and automated valuations, is rewriting how investors assess risk, spot opportunity and create long term wealth.
Antonie Goosen, Principal and Founder of Meridian Realty, believes South Africa is on the edge of a major inflection point.
“Property used to be about location, location, location,” he says. “It still is, but now it is also about information, information, information. Those who know how to harness data and technology will outperform in the next cycle.”
Information Advantage, the New Property Currency
Until recently, property data was fragmented and expensive. Big banks and valuers guarded transaction records, while buyers and small investors were left with patchy portals and dated price comparisons. That is changing fast.
Platforms such as Loom, Lightstone and TPN are democratising access to deeds office transfers, suburb level price trends, rental payment histories and risk profiles. Goosen specifically references Loom because of its AI driven analytics and the strong relationships he has built with its founders.
Artificial intelligence can now crunch that data in seconds, surfacing patterns invisible to the naked eye, such as migration flows, price volatility or early gentrification signals.
“If you know how to read buyer demand shifts before everyone else, you can position capital with less risk,” Goosen says. “We have seen semigration corridors light up on dashboards months before agents on the ground felt the buzz.”
For investors, the takeaway is clear, subscribe to credible analytics platforms, track more than just headline growth and learn to interpret vacancy rates, income stability and time to sell metrics.
Valuations and AI, Faster, Fairer, but Not Infallible
One of the most visible shifts is the rise of automated valuation models (AVMs). These AI driven systems combine historic deeds data, comparable sales, building plans, photos and geospatial inputs to estimate market value instantly. Used correctly, they empower investors and sellers, helping avoid overpriced listings or risky overbids.
But Goosen cautions against blind trust.
“AI models are brilliant at recognising patterns in stable data sets, but South Africa’s market is uneven. One incorrectly coded transfer or a small sectional title with unusual levies can throw the algorithm off. That is why human insight still matters.”
His practical advice, use AVMs as a starting point, then overlay on the ground intelligence about condition, neighbourhood nuance and upcoming infrastructure projects.
Digital Deals, Automation, Not Yet Signatures
The transaction process itself has evolved, but South African law still draws a clear line. Contrary to global trends, it remains unlawful to conclude the sale of immovable property using a digital signature. The Electronic Communications and Transactions Act (ECTA 25 of 2002) specifically excludes property sale agreements from its provisions on electronic signatures and written instruments.
Goosen explains that Meridian Realty has not digitised the signing of Offers to Purchase (OTPs), but has instead automated the creation and preparation process.
“Our system allows agents to generate compliant OTPs automatically from captured data,” he says. “The document must still be printed and signed with a wet signature, but the preparation process is significantly faster and more accurate.”
This automation, still unique in the South African industry, reduces human error, improves compliance and gives clients a more efficient experience without breaching current legal frameworks.
The Power of Alternative Data
In global markets, and increasingly in South Africa, investors are layering alternative data on top of traditional property metrics. Examples include satellite imagery to monitor construction, mobile movement data to predict retail demand, and social sentiment analysis to detect neighbourhood buzz or safety perceptions.
“We are entering a world where your competitive edge might come from a data source your competitors do not even know exists,” says Goosen. “For now, it is early adopters and large funds using these tools, but they will filter down.”
Risk Management Gets a Digital Upgrade
Data does not just fuel growth, it helps investors avoid traps. Rental management platforms such as TPN allow landlords to assess tenant reliability before signing leases. Predictive analytics can flag suburbs where arrears or vacancies are spiking. Tools that integrate bond repayments, rates, levies and insurance help model cash flow under different interest rate scenarios.
In a market that is flat to slow growing, this risk discipline matters more than chasing outsized capital gains.
“We have learnt that good downside protection is the real wealth builder,” Goosen says. “If you can hold an asset safely through lean years, the up cycle will do the rest.”
Global Forces, Local Application
International disruption is reshaping local property norms. Tokenisation and fractional ownership are proving that property can be divided into tradable digital tokens, potentially opening prime assets to smaller investors. Blockchain title registries, while still aspirational, promise faster, fraud resistant transfers.
Proptech innovation is accelerating in South Africa, with start ups experimenting in AI valuations, automated rental payments and smart building management.
Goosen is optimistic but measured. “We are watching tokenisation closely. It could democratise access, but investors must understand the underlying asset and legal framework. Do not just buy the buzzword.”
The Human Factor Still Wins
For all the digital disruption, Goosen remains clear, data is a tool, not a substitute for strategy and experience.
“Technology helps us move faster and make better calls. But property is not traded in a vacuum, it is tied to people’s lives, local micro economies and political realities. You still need human judgement.”
He believes the most successful investors will be hybrid thinkers, comfortable reading dashboards but also willing to walk the streets, talk to planners, understand community dynamics and lean on experienced advisors.
Actionable Playbook for the Data Driven Investor
- Invest in reliable data subscriptions. Loom, Lightstone and TPN pay for themselves by helping avoid one bad purchase.
- Stress test cash flow. Model interest rates two percent higher and vacancies ten percent worse to see if the deal still stands.
- Track migration and semigration. Secondary town growth patterns are evolving quickly.
- Automate processes legally. Use digital tools to speed up administration, but ensure wet signatures where required.
- Balance AI with local insight. Trust the models, but verify on the ground.
Looking Ahead
The next decade will not reward passive, tradition bound investors. Some suburbs will stagnate while others quietly boom. Access to accurate data and the ability to act quickly will separate winners from average performers.
“The future belongs to informed investors who adapt fast,” Goosen concludes. “We have gone from back of envelope calculations to AI models in less than 20 years. The next 20 will move even faster, but those who combine technology with sharp human intelligence will thrive.”
