The South African residential housing market experienced high growth in the previous decade, in line with international trends. Traditional methods of documenting this trajectory use the average prices of only properties that are sold in given periods and regions. A critical assumption of these approaches is that houses remain homogenous across time and space. This paper constructs a micro‐level hedonic price index to account for changing attributes of heterogenous houses. It illustrates that returns may have been overstated, and that much of the growth recorded in this market is driven by attribute inflation, particularly in the high price segment.

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