The East Rand is one of Gauteng ' s established industrial and commercial regions, with a business environment shaped by manufacturing, warehousing, logistics, engineering, distribution, commercial services and supporting business activity.
Much of the East Rand falls within the City of Ekurhuleni, which has developed around a substantial industrial base and its strategic position around OR Tambo International Airport. The municipality ' s Aerotropolis strategy is designed to use the airport, industrial areas, logistics networks and intermodal connections to support economic development and redevelopment across the city.
Across Boksburg and Benoni, the property landscape ranges from established heavy industrial areas and manufacturing facilities to warehouses, logistics parks, workshops, offices, showrooms, smaller industrial units and newer business developments. The individual nodes are not identical. Their location, road access, industrial history, infrastructure, building stock and surrounding development all influence the types of businesses they can support.
For business owners, property investors, buyers, sellers and tenants, understanding these differences provides useful context when assessing industrial and commercial property in the East Rand.
East Rand Industrial and Commercial Property Market
Ekurhuleni covers approximately 1,975 km² and has a large and growing population. The City ' s 2024/25 annual report cites approximately 4.15 million residents based on Statistics South Africa ' s 2024 General Household Survey, across approximately 1.49 million households.
The City notes that population growth is increasing demand for housing, services and infrastructure and placing additional pressure on existing systems. The City ' s economic role is closely connected to its industrial base. Ekurhuleni' s Aerotropolis strategy centres on OR Tambo International Airport and aims to leverage the City ' s industrial base, human resources and logistics networks. The strategy specifically emphasises intermodal connectivity and economic activity associated with logistics, advanced manufacturing, aerospace, research and development and other time sensitive industries.
The East Rand also sits within a wider Gauteng transport network. Major routes including the N12, N17, N3 and R21 provide connections between industrial areas, Johannesburg, Pretoria, the wider Gauteng region and OR Tambo International Airport. The relevance of each route differs by node, so transport access should be assessed according to the exact location of a property rather than the suburb name alone.
The N12 is particularly significant to Ekurhuleni' s economy. The City describes it as a major national route through Ekurhuleni that carries goods into and out of the municipality.
Current Idustrial Property Market Conditions
Industrial and warehousing remain an important part of South Africa ' s commercial property market. FNB' s Commercial Property Insights report for the second quarter of 2026 recorded industrial and warehousing as the strongest of the major commercial property segments surveyed. The activity rating was 5.58 in the second quarter, compared with 6.21 in the first quarter. Johannesburg recorded an industrial and warehousing activity rating of 5.93.
FNB linked continued industrial activity to structural demand for logistics and warehousing, supply chain restructuring and the need for well located industrial space. At the same time, the report noted that higher operating costs and tighter funding conditions were affecting the broader commercial property market.
Boksburg East
Boksburg East is one of the established industrial areas in the central part of Ekurhuleni. The City ' s spatial planning documentation identifies Boksburg East, together with Anderbolt, Benoni South and Apex, among the older industrial areas in this part of the municipality, with a historical focus on heavier industrial activity.
The area ' s established industrial environment makes it relevant to manufacturing, engineering, warehousing and other businesses that require substantial operational space.
Industrial facilities in the wider Boksburg East market can include features such as high power availability, overhead cranes, large yards, roller shutter access, loading areas and high clearance warehouse or factory space. These specifications are particularly relevant to manufacturing and heavy industrial users because the usable capacity of a facility depends on more than its floor area.
The area ' s established industrial infrastructure is also important from a property perspective. Older industrial nodes can offer businesses access to an existing network of roads, suppliers, contractors and supporting services without requiring the same level of greenfield development associated with a newly established industrial area.
Boksburg East is therefore better understood as an established industrial and manufacturing node where building functionality and infrastructure can be particularly important when assessing a property.
Anderbolt
Anderbolt is an established industrial area in Boksburg and forms part of the central East Rand' s wider manufacturing and industrial network.
The area has historically accommodated industrial and manufacturing businesses, with property stock ranging from smaller industrial facilities to larger warehousing and manufacturing premises. Typical industrial requirements in the node include three phase electricity, roller shutter access, warehouse height, vehicle circulation, loading facilities and office accommodation.
The area ' s position between established industrial nodes also contributes to its role in the regional supply chain. Industrial property information places Anderbolt close to Dunswart and along the R29 corridor, with access suitable for warehousing, distribution and manufacturing operations.
Infrastructure investment is also relevant to Anderbolt' s future. Ekurhuleni' s 2026 State of the City material states that R80 million is being allocated to Anderbolt and Witkop substations as part of efforts to address power outages.
For industrial businesses, electricity infrastructure is a particularly important consideration. Manufacturing operations, workshops and other energy intensive users can have requirements that are substantially different from those of conventional storage or office businesses.
Anderbolt therefore combines the advantages of an established industrial location with ongoing attention to supporting infrastructure..
Boksburg North
Boksburg North forms part of the broader Boksburg industrial and commercial network and has access to a range of industrial and business premises.
The area ' s location is particularly relevant to businesses that depend on regional accessibility. Industrial property in Boksburg North can provide access to the N12 and surrounding East Rand road network, while OR Tambo International Airport is also within the broader logistics catchment.
The area is positioned near several established industrial nodes, including Anderbolt, Bartlett, Jet Park, Hughes and Boksburg East. This creates opportunities for businesses that rely on suppliers, contractors, distribution networks and customers across the East Rand.
Boksburg North is also seeing newer small and medium format industrial development. Airport Strategic Park, for example, is marketing modern industrial mini units ranging from approximately 400 m² to 4,000 m² , with a new phase scheduled for occupation in October 2026. The development includes warehouse space, roller shutter doors, truck access, office components and security infrastructure and is positioned close to OR Tambo International Airport and the N12.
This type of development illustrates a broader shift within parts of the East Rand industrial market. Established areas continue to accommodate larger and older industrial facilities, while newer developments are providing smaller, more modern premises for businesses that require secure, flexible accommodation
Dunswart
Dunswart is an established industrial area associated with the Boksburg and Benoni industrial network.
Its location provides access to major routes serving the wider East Rand, while its industrial environment has historically supported manufacturing and other industrial operations. The City has previously identified heavy vehicle movement to and from the Dunswart industrial site as an important consideration in road planning, including improvements involving Barry Marais Road and surrounding intersections.
On 21 October 2025, the City of Ekurhuleni officially opened the Tianlong LPG Cylinder Manufacturing Plant in Dunswart. The City described the facility as South Africa ' s largest LPG cylinder manufacturing plant and stated that it would produce cylinders for the Southern African Development Community. The project was positioned by the City as contributing to energy security, manufacturing, exports, job creation and opportunities for local suppliers.
The development is significant because it demonstrates that established industrial areas can continue to attract new manufacturing investment even where much of the surrounding property stock is already developed.
For businesses considering Dunswart, the combination of established industrial infrastructure, access for heavy vehicles and an existing manufacturing environment can be relevant when assessing operational suitability.
Bartlett
Bartlett occupies a somewhat different position within the East Rand property landscape.
The area combines commercial and industrial activity and has become increasingly associated with modern industrial parks and smaller format warehouse accommodation. Its location near the N12 and R21 corridors and its proximity to OR Tambo International Airport are important advantages for businesses requiring access to regional transport networks.
The development of Airport Strategic Park provides a current example of this newer style of industrial accommodation. The development includes modern, energy efficient industrial mini units with warehouse and office components, roller shutter doors, truck access and security infrastructure. A new phase of units between approximately 400 m² and 4,000 m² is scheduled for occupation in October 2026.
The development is relevant to small and medium sized businesses, wholesalers, specialised retailers and other occupiers that may not require the very large factories associated with older industrial nodes.
Bartlett' s role is therefore increasingly connected to accessible, modern commercial and industrial accommodation rather than only traditional heavy industrial property.
Independent property market information also identifies Bartlett as a practical East Rand business node serving companies that need access for staff, clients and suppliers.
Bardene
Bardene forms part of Boksburg ' s broader commercial environment and has a more mixed property character than the East Rand' s dedicated heavy industrial areas.
The area around North Rand Road includes retail, showroom, office and light industrial activity, creating a business environment where commercial visibility and accessibility can be as important as warehouse or workshop space. Independent commercial property research describes Bardene as a mixed commercial area with access to the N12 and relatively quick access to OR Tambo International Airport.
This mix can make Bardene relevant to businesses that need a combination of customer facing and operational space.
A showroom may require strong visibility and parking, while a business supplying equipment or products may need warehouse space behind the showroom. Professional services businesses may prioritise offices and accessibility, while light industrial users may require practical workshop or storage accommodation.
Bardene should therefore be considered within the context of its mixed commercial and light industrial role rather than being treated as a conventional heavy industrial node.
Jansen Park
Jansen Park forms part of the established Boksburg business environment and accommodates industrial, showroom, warehouse and commercial uses.
The area is positioned within the wider East Rand road network and is close to other Boksburg business areas. Its established nature means that businesses can find a mixture of older industrial premises and properties that combine warehouse, office, showroom or customer facing functions.
This makes the node relevant to businesses that need more than a conventional warehouse. For example, a trade related business may require showroom space at the front of the premises with storage or workshop accommodation behind it. A distributor may place greater emphasis on loading access and vehicle circulation, while a service business may prioritise parking and visibility.
Jansen Park is therefore best understood as a practical business location where the suitability of a property depends heavily on the operational requirements of the occupier.
Driefontein and the Hughes Area
Driefontein requires some additional explanation because the name can refer to a cadastral land description rather than simply a commercial business node.
Driefontein 85 IR appears in formal property descriptions associated with properties marketed in and around the Hughes area. For property searches, this means that a property identified commercially as Hughes may have a formal legal description referring to Driefontein.
The broader Hughes area has developed into an established industrial and logistics location within Boksburg. Its proximity to OR Tambo International Airport and its connections to the surrounding East Rand industrial network are important considerations for logistics, distribution and warehousing businesses.
Independent 2026 market information describes Hughes as a functional industrial area close to OR Tambo, Jet Park and other East Rand logistics nodes. The same market research notes that industrial vacancies have tightened and that older stock has also experienced firmer demand. The property environment includes warehouses, industrial parks and larger facilities capable of supporting logistics and distribution operations.
For occupiers, practical specifications such as truck access, loading infrastructure, warehouse clearance, yard capacity and vehicle circulation can be particularly important in this type of location.
Benoni South
Benoni South is one of the East Rand' s established industrial areas and forms part of the older industrial network extending through central Ekurhuleni.
The City ' s spatial planning documentation identifies Benoni South, alongside Boksburg East, Anderbolt and Apex, as one of the established industrial areas in the central part of the municipality. These areas historically supported heavier industrial activities. The industrial property environment in Benoni South includes manufacturing, engineering, warehousing, distribution and smaller industrial businesses.
Property examples across the node demonstrate the importance of infrastructure such as three phase electricity, roller shutter doors, high warehouse clearance, cranes, hardstand areas and truck articulation. Industrial parks in the area cater to both smaller light industrial occupiers and larger manufacturing or logistics operations.
The node ' s established industrial environment is supported by access to the N12, N17 and R21 corridors, which are important routes for businesses moving goods through the East Rand and wider Gauteng.
The wider Benoni economy is also receiving significant new industrial investment. The Gauteng Provincial Government stated in its 2026 State of the Province Address that Haier and Kwikot are investing approximately R2.4 billion in Benoni. The investment is expected to secure more than 700 existing jobs and create additional employment opportunities. Although the investment is not limited to Benoni South itself, it provides wider evidence of continued industrial investment within the Benoni economy.
Apex Industrial Area
Apex is an established industrial area associated with Benoni and the wider Benoni and Brakpan industrial network.
The City of Ekurhuleni' s spatial planning documentation identifies Apex among the established industrial areas in the central part of the municipality. Historically, the node has accommodated heavier industrial activity alongside manufacturing, engineering and related industrial services.
Apex is suited to businesses that require practical industrial accommodation rather than a purely office based environment. Industrial properties in the broader node can include factories, workshops, warehouses, yards and premises with specialised infrastructure. The area is also connected to a wider network of industrial businesses and supporting services, which can be useful for manufacturers, engineering companies and industrial service providers.
Infrastructure remains an important issue for the node. In September 2026, the City reported planned Eskom maintenance affecting Apex Industrial Area as part of work on two Benoni bulk substations.
For businesses considering Apex, electricity reliability, permitted use, access, building condition and the specific infrastructure available at an individual property should all be assessed.
Morehill
Morehill forms part of the wider Benoni commercial and industrial environment and has a somewhat more varied property profile than the larger heavy industrial nodes.
The area contains established industrial premises alongside newer smaller scale business developments. Current market information shows a range of industrial accommodation, including small warehouse and mini factory units as well as larger factory and warehouse premises.
The newer Formula K developments provide an example of the smaller format industrial accommodation available in Morehill. These developments offer compact warehouse and industrial units within managed business park environments and are aimed at businesses that do not require a large standalone factory.
Ekurhuleni' s 2026 State of the City material states that R18 million is being invested in refurbishing the Morehill substation, including new switchgear intended to reduce outage times and operational risks and improve electricity supply reliability.
This investment is relevant to both commercial and industrial occupiers because reliable electricity infrastructure is an important operational consideration for businesses.
Morehill therefore provides a mixture of established business space, smaller industrial accommodation and newer development, with infrastructure investment forming part of its current property context.
Infrastructure and Development Across the East Rand
Ekurhuleni' s infrastructure planning continues to focus on roads, electricity and economic corridors. The City ' s 2024/25 annual report states that a significant portion of road infrastructure investment was directed towards the Eastern Region, with the objective of unlocking economic potential along the Benoni, Brakpan and Nigel corridor. The City specifically identifies industrial nodes and manufacturing activity along this corridor.
Electricity infrastructure is another major focus. For 2026/27, the City has highlighted investment involving Anderbolt and Witkop substations as well as the refurbishment of the Morehill substation.
The East Rand' s development story is therefore not limited to the construction of new warehouses.
It also includes the maintenance and upgrading of infrastructure supporting established industrial areas, the redevelopment of older industrial stock, new small format business parks and major manufacturing investment.
Buying, selling and leasing industrial and commercial property in the East Rand
The East Rand provides a diverse industrial and commercial property environment, ranging from established heavy industrial areas and manufacturing facilities to warehouses, logistics parks, workshops, commercial premises, showrooms and smaller modern industrial units.
The area ' s established industrial base is supported by major transport corridors, proximity to OR Tambo International Airport and ongoing infrastructure investment. At the same time, new industrial developments and major manufacturing investments are adding another layer to the region ' s commercial property landscape.
For buyers and tenants, understanding the operational requirements of the business is an important starting point. The right property needs to provide more than sufficient floor area. Power, loading, access, yard space, building height, parking, security, zoning and permitted use can all affect whether a property is suitable.
For sellers and landlords, understanding the property ' s position within its specific node is equally important. A property should be presented according to the features that matter to its likely occupiers and buyers, supported by accurate information about the building, infrastructure and location.
Newpoint Property Group works across Gauteng ' s industrial and commercial property market, assisting property owners, investors, landlords, buyers and businesses with property sales and leasing.
Whether you are considering industrial property in Boksburg East, Anderbolt, Dunswart, Benoni South or Apex, or commercial and mixed business space in Bartlett, Bardene, Jansen Park, Hughes or Morehill, understanding the characteristics of the individual node can help provide a clearer picture of the available property environment.
If you are considering buying, selling or leasing industrial or commercial property in the East Rand, contact Newpoint Property Group to discuss your property requirements and the current market.
