Sandown is a core Sandton office node in Gauteng, positioned around the commercial pull of Sandton Central and the main routes that feed it. For corporate tenants, the appeal is straightforward: access to Sandton’s client base, established office buildings, hotels, retail amenities and public transport options without leaving the main business district.
The area works for corporate head offices, professional services firms, finance teams, regional management functions and businesses that need clients and staff to reach them from multiple directions. Rivonia Road, Katherine Street and Grayston Drive give Sandown its practical edge, while the Gautrain catchment strengthens its case for companies drawing staff from Johannesburg, Pretoria and the airport corridor.
Tenants usually choose Sandown for access, recognisable business context and the depth of nearby amenities, then narrow the decision building by building: parking, fit-out condition, visibility, visitor flow and how directly the address connects into the Sandton network.
Median asking rent
Gross asking rent per m². The line is the 12-month blended median over 7 years (832 listings); the figure above is today's live asking.
Sandown on the map
The defined node boundary and the 63 buildings Anvil Property tracks within it.
Understanding the area
Sandown’s office ecosystem is built around large corporate users and the service businesses that follow them. The tenant profile is more institutional than experimental: banks, insurers, advisory firms, legal teams, property groups and listed-company functions are typical of the area. Along Maude Street, West Street and the Sandton City boundary, demand is driven by proximity to decision-makers as much as by building specification.
The mix usually falls into a few practical tenant groups:
- Corporate head office and regional management teams
- Finance, insurance and investment businesses
- Legal, audit and consulting practices
- Property, engineering and project advisory firms
- Technology and back-office teams supporting national clients
That mix gives Sandown a deep weekday business base. It is less dependent on one sector than a single-campus node, because client-facing firms and internal corporate functions both have reasons to remain in the area.
The node has also changed in format. Older A-grade office blocks remain relevant where rentals, parking ratios and existing fit-outs work for cost-conscious tenants, while newer developments have pulled larger companies into consolidated office footprints with stronger amenity and arrival experience. This creates useful variation inside the same broad grade of stock: a business can choose a more efficient existing suite, a refurbished floorplate, or a newer building with stronger corporate infrastructure without leaving the Sandown address base.
Why businesses choose this area
Sandown’s primary advantage is that it lets a business operate inside the Sandton decision-making circuit while still giving route choice. Grayston Drive feeds the M1, Rivonia Road carries north-south movement through the CBD, and Katherine Street links the Gautrain side with the office buildings east of the station. That combination is the reason companies choose Sandown over more single-access office locations: meetings, staff commutes and service calls are not dependent on one entrance route.
Compared with a campus-style office park outside the CBD, Sandown asks a tenant to plan more carefully around peak-hour arrivals and parking allocation. In exchange, the business gets shorter client trips inside Sandton Central, deeper amenity around the Sandton City and Maude Street grid, and a stronger fit for teams moving between meetings during the day. For a corporate tenant, the trade-off is operational: manage the arrival pattern properly, then use the area’s centrality to reduce wasted time between appointments.
The area is strongest for companies with regular Sandton appointments and staff movements that justify a central Gauteng base:
- Client-facing teams with frequent Sandton meetings
- Regional offices drawing staff from north, east and south
- Advisory, legal and finance teams needing central meeting access
- Businesses prepared to manage parking and peak-hour arrivals
Where those conditions apply, Sandown’s value is practical. It gives a tenant CBD-level access without forcing every movement through one corridor or one building format.
The managed-precinct infrastructure adds another operating layer. Sandton Central has a 111-camera public-space CCTV system feeding a central control room, with dedicated response teams operating in the precinct; at building level, properties such as Grayston Ridge on Katherine Street list 24-hour security and access control. For tenants with visitors, board members or staff moving between buildings, those systems are part of the working environment, not a branding point.
Infrastructure and building specifications
Sandown’s office infrastructure is predominantly A grade stock, with the variation showing up in age, refurbishment level, lobby condition, services and existing fit-out. Across our conventional office listings, the median unit size is 395 m², with a typical range of 234 m² to 930 m² (P25 to P75). Larger requirements can still be accommodated, with stock in the properties we cover extending beyond 4,000 m² where a tenant needs a full floor or multi-floor solution.
Fit-out quality needs to be checked building by building. Some space will suit a company looking for a near-immediate move into an existing layout; other premises will need allowance for tenant installation, especially where the current configuration does not match headcount density, meeting-room ratios or hybrid working patterns. The practical due diligence should cover these points before a lease is signed:
- Confirm fitted, white-box or stripped condition.
- Check parking allocation and visitor bay handling.
- Review HVAC capacity, lifts and backup power.
- Ask for green-rating documentation where applicable.
- Test whether the floor plate supports the required workflow.
Parking is generally treated as a core part of the Sandown office decision, particularly for companies drawing staff from across Johannesburg’s northern suburbs. The issue is less about whether parking exists and more about bay allocation, basement access, visitor capacity and whether the parking ratio supports peak office attendance. A tenant with dense staffing should test this early, because a good-looking suite can become inefficient if the parking provision does not match the operating model.
Green credentials are present, but they are not universal across the stock we cover. In our Sandown listings, 11 of 63 buildings, or 17% of buildings, hold a green rating. For tenants with ESG reporting requirements, procurement rules or internal sustainability targets, that narrows the shortlist quickly. For others, the more immediate test may be the building’s operating systems: air-conditioning performance, lighting efficiency, metering, waste handling and the landlord’s willingness to support upgrades during fit-out.
- Building grade
- B-grade (40% of stock)
- Median floor plate
- 393 m²
- Typical floor plate range
- 234–930 m² (middle half of stock)
- Largest available
- 4,000+ m² (top of stock)
- Serviced offices
- 2 desks across 1 buildings
- Green-rated stock
- 11 of 63 buildings (17%)
Property rental rates
Across our Sandown listings, rentals range from R60 to R189 per m² (10th to 90th percentile), with a median R115 per m². These are net asking rentals. On the same listing base, the broad gross position is about R125 per m² including rates and levies, but tenants should still ask for a full rental breakdown because operating costs, parking and recoveries can change the effective monthly commitment.
Space absorbs quicker when the rental is aligned with the usable condition of the office. In Sandown, a tenant will usually pay more for reusable fitted space, good parking availability, and buildings within practical reach of Sandton Gautrain station, Rivonia Road, West Street or Grayston Drive. A higher asking rental needs to be supported by reduced fit-out spend, shorter downtime or a building position that materially improves staff and client access.
The main pricing variables to test before comparing offers are straightforward:
- Net rental versus gross monthly cost
- Rates, levies and operating recoveries
- Parking ratio and bay cost
- Fit-out condition and reinstatement exposure
- Lease term, escalation and incentives
For corporate tenants, the cleanest comparison is the all-in occupancy cost over the lease term, not the net rate in isolation. A lower net rental can lose its advantage if the office needs a heavy fit-out or carries weak parking economics; a higher net rental can be justified where the existing layout, access and lease package reduce upfront capital.
| Monthly budget | Approximate size | Likely property type |
|---|---|---|
| R15,000 – R50,000 | 160 – 407 m² (median 335) | Small office suites (26 listed) |
| R50,000 – R150,000 | 315 – 1314 m² (median 602) | Mid-sized offices (18 listed) |
| R150,000+ | 564 – 550000 m² (median 1901) | Whole floors / corporate HQ (9 listed) |
Key buildings
- 164 Katherine Street, Strathavon, Sandton
Pinmill Farm, Sandton
7 listingsLandscaped office park on Katherine Street in Strathavon, comprising seven stand-alone buildings beside Innesfree Park. Suits startups to established firms needing flexible office space, backup power, security and quick M1 and Sandton access.
- 152 Katherine Street, Barlow Park, Sandton
Strathavon 11, Sandton
7 listingsSecure office complex in Pinmill Farm on Katherine Street near Grayston Drive, with two contemporary buildings, lift access and backup power. Suits established businesses needing Sandton access, parking and operational continuity.
- 128 Peter Road, Sandown, Sandton
Grayston Office Park, Sandton
5 listingsEstablished A-grade office park just off Grayston Drive in Sandown, with landscaped grounds and quick access to the M1 and Sandton CBD. Best suited to firms needing a calm, well-connected Sandton base.
- 135 Patricia Rd, Sandown, Sandton, 2196, South Africa
Freestone Office Park, Sandton
5 listingsThree-building office park on Patricia Road in Sandown, with direct M1 access and a practical suburban Sandton setting. Suits professional services, regional offices and businesses needing good road connectivity and straightforward office space.
- 150 Rivonia Road, Morningside, Sandton
Secure office park of four standalone buildings on Rivonia Road in Morningside, with direct arterial exposure and a Gautrain bus stop outside. Suits head offices and established firms needing visibility, control and quick Sandton and highway access.
- 151 Katherine Street, Sandown,Sandton
151 Katherine Street, Sandton
4 listingsA-grade office park on Katherine Street in Sandown, Sandton, with direct M1 access and flexible office suites. Suits professional services and other businesses needing a well-managed base in Sandton’s core office node.
- 148 Katherine Street, Sandton
148 On Katherine, Sandton
3 listingsContemporary office building at the Grayston Drive and Katherine Street corner in Sandton, with direct M1 access and quick links to Sandton Central. Suits businesses wanting fitted offices, strong exposure and a secure, well-connected base.
- 100 West Street, Wierda Valley, Sandton
100 West Street, Sandton
3 listingsLandscaped B-grade office park in Wierda Valley, a short walk from Sandton Gautrain. Three low-rise buildings with backup power, backup water and 24-hour security, suited to firms wanting a calm Sandton base with good road access.
Available properties
1ST FLOOR OFFICE 2
Atholl Towers, Sandown, Sandton
Modern Office to Let in Sandton Central at Atholl Towers This modern office space to rent in Sandton Central is located at Atholl Towers...
Tumelo Matebesi
Candidate Property Practitioner
BUILDING 2 - 1ST FLOOR
Strathavon 11, Sandton
This neat office space to rent in Sandton at Strathavon 11 has a fit out in place which includes a small reception area, boardroom space,...
Tumelo Matebesi
Candidate Property Practitioner
BUILDING 4 - 1ST FLOOR
Grayston Office Park, Sandton
Standalone Office to Let in Sandton at 23 Impala Road with Two Floors This standalone office space to rent in Sandton is located at 23 I...
Tumelo Matebesi
Candidate Property Practitioner
BLOCK 1 - 1ST FLOOR
Freestone Office Park, Sandton
First Floor Office to Let in Sandton at Freestone Office Park with Balcony Access This first floor office space to rent in Sandton is lo...
Tumelo Matebesi
Candidate Property Practitioner
BUILDING 4 - GROUND FLOOR
150 Rivonia Road Office Park, Morningside, Sandton
This first-floor office at 150 Rivonia in Sandton Central provides a flexible open plan area, multiple private offices, a boardroom, full...
Tumelo Matebesi
Candidate Property Practitioner
BUILDING 1 - 1ST FLOOR
Grayston Office Park, Sandton
Open Plan Office to Rent in Sandton with Flexible Open Plan Layout This first floor office space to rent in Sandton offers a practical o...
Tumelo Matebesi
Candidate Property Practitioner
Investments and developments
Capital and infrastructure activity in Sandown. These are projects that materially change the supply, access or amenity of the node.
- Under construction2026
Growthpoint and Tricolt break ground on Olympus Sandton
Growthpoint and Tricolt officially started construction of Olympus Sandton in the Sandton Summit precinct, with earthworks advanced and piling scheduled after launch.
Property Flash ↗ - Announced2026
Discovery gets Competition Tribunal green light for Sandton head office acquisition
The Competition Tribunal approved Discovery’s acquisition of Discovery Place in Sandton from Growthpoint and Zenprop for about R4.05 billion, converting its long-term headquarters occupation into ownership.
Moneyweb ↗ - Announced2026
Flanagan & Gerard completes Morningside Shopping Centre buyout
Flanagan & Gerard took full ownership of Morningside Shopping Centre, consolidating control of a Sandton retail asset it had previously redeveloped and upgraded.
Moneyweb ↗
As of 2026-07-22
The bottom line
The final call on Sandown should be made against how the office will be used. If the office is a client-facing base, a leadership hub or a staff-heavy regional function, the area gives a business the daily utility of being inside Sandton’s corporate operating zone. If the office is mostly back-office, low-visit or cost-led, the rental and parking decision needs sharper scrutiny building by building.
Sandown rewards tenants that can convert location into business value. A company should test fit-out condition, parking ratios, landlord responsiveness and arrival patterns before committing, because the right building will carry the Sandton benefit while the wrong one can add avoidable operating friction. Choose Sandown when being in Sandton changes outcomes; choose elsewhere when the address is only a line on the letterhead.
Frequently asked questions
Sandown offers mainly formal corporate offices in multi-tenanted buildings, with options from fitted suites to full floors in larger towers. Around Rivonia Road, Grayston Drive and the Sandton Gautrain catchment, tenants will also find refurbished space, serviced-office options and higher-spec buildings suited to finance, legal, consulting and regional head-office users. The main choice is between ready-fitted space that reduces setup time and more flexible shells where a company can control layout, density and client-facing areas.
Office rentals in Sandown are generally at the upper end of the Sandton node, with the strongest rentals attached to buildings near Sandton City, Alice Lane and the Gautrain catchment. Variation usually comes from building age, fit-out condition, parking provision and whether the office is in a managed precinct or a more conventional standalone block. For a corporate tenant, Sandown usually suits businesses that want central Sandton access and can justify a higher rental through staff convenience and client access.
Yes. Sandown is suitable for corporate headquarters and regional offices because it places a business inside the Sandton CBD grid, with direct access to Rivonia Road, Grayston Drive and the Sandton Gautrain station. It works best for companies that need client access, senior staff convenience and proximity to banks, legal firms, hotels and other corporate services. The main trade-off is operational: peak-period traffic and parking ratios should be checked building by building before committing.
Office tenants in Sandown generally secure parking through basement, covered or open bays allocated with the lease, with availability depending on the building and current tenant mix. Buildings nearer Grayston Drive, Rivonia Road and Sandton Drive tend to manage bays more tightly because demand from staff, clients and visitors is higher. For a corporate lease, confirm the bay allocation ratio, visitor parking process and whether additional bays can be taken if headcount grows.
Sandown is the more central Sandton option when a tenant needs Gautrain catchment, access to Sandton City and a corporate office setting without moving into a quieter fringe node. Compared with Morningside or Rivonia, it offers stronger public transport and client access; compared with Illovo, it is more directly tied to the Sandton CBD and major hotel, retail and banking infrastructure. The trade-off is usually less suburban ease and more CBD-style movement around Grayston Drive and Rivonia Road.
Sandown gives tenants walkable access to Sandton City, Nelson Mandela Square and the Sandton Gautrain station, with restaurants, coffee shops, banks, gyms and hotels concentrated around Rivonia Road, West Street and Maude Street. For staff and clients, the practical advantage is that daily services sit within the Sandton CBD grid, so meetings, lunches, errands and regional rail access can be handled without moving a car.
Yes. Sandown is well served by public transport, with Sandton Gautrain station reachable from the office node and main routes such as Rivonia Road, Katherine Street and Grayston Drive carrying Gautrain bus, minibus taxi and e-hailing movement. For a corporate tenant, the strongest positions are buildings within the Gautrain catchment or with direct access onto the main arterials, because staff mobility is materially better there than on quieter internal streets.
Sandown gives a business a central Sandton base with access to Rivonia Road, Grayston Drive and the Sandton Gautrain station, which helps with staff movement and client meetings across Johannesburg and Pretoria. The area suits companies that need to be near banks, legal firms, consultants, hotels, Sandton City and the wider corporate client base around Sandton. Tenants also benefit from strong office infrastructure, managed buildings and practical amenities within the working day, from parking and meeting venues to restaurants and retail.
Sandown’s main drawback is that it trades convenience for intensity. Grayston Drive and Rivonia Road can be slow at peak times, and buildings near Sandton City and the Gautrain station carry more pressure on access, parking and deliveries. Tenants also need to price the full cost of the address, because parking ratios, fit-out condition and building operating costs can vary materially between A-grade properties. For companies that do not need daily access to the Sandton CBD, nearby nodes may offer easier movement and a lower-friction office environment.
Contact Anvil Property Smith and ask for the broker handling Sandown office space. We will match your brief to current availability, arrange viewings and talk through the practical trade-offs around Gautrain access, parking, fit-out condition and lease terms.
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