Property

Goodbye Cape Town – South Africans semigrating to this coastal hotspot

Kirsten Minnaar • 10 February 2026

Semigration buyers seeking affordable, wellness-focused coastal living are driving rising transactions and capital growth on KwaZulu-Natal’s (KZN) South Coast.

This was revealed in the newly released South Coast Property Outlook Report (2026–2030), published by Umdoni Point Coastal Forest Estate in partnership with RE/MAX Coast & Country.

The report showed that a shift is underway in the KZN South Coast property market, linking growing momentum to lifestyle migration, long-held stock re-entering the market, and demand for secure estate living.

Covering Umdoni, Pennington, Kelso and Scottburgh, the Outlook noted that the region recorded more than 230 transfers and over R300 million in registered sales during 2025.

This signals the strongest market confidence seen in more than a decade. The report identifies five primary factors reshaping the South Coast’s property landscape –

Semigration trends: Increased movement from Gauteng and the KZN North Coast, as buyers seek a slower, coastal lifestyle with improved work-life balance
Mature seller demographic: Most sellers are aged 50 and older, with many having owned for more than eight years, pointing to a steady release of long-held properties as life-stage needs change
Growing demand for lifestyle estates: Rising appetite for secure, sustainable estates offering lifestyle value, safety and a strong sense of community
Shift toward eco-living and wellness-led communities: Increased preference for eco-conscious development and wellness-oriented living aligned with the South Coast’s natural environment
Proven capital appreciation in leading estates: The report highlights capital growth in top-performing estates, with values in Umdoni Point Coastal Forest Estate appreciating by 20% to 40% between 2018 and 2025, strengthening the investment case for the region

“The South Coast is entering a golden era,” said RE/MAX Coast & Country Owner Pat Symcox. “Buyers are not simply investing in the region – they are choosing to make it their home.”

He added that the five factors identified in the report will significantly influence the region’s development over the next five years.

Strong growth outlook

Looking ahead, the Outlook projects a 5% to 7% average annual rise in property transactions between 2026 and 2030. Capital growth of 15% to 25% is anticipated in top-performing lifestyle estates over the period.

The report also pointed to increasing demand for retirement, eco-conscious and wellness-focused estate living in developments such as Umdoni Point Coastal Forest Estate.

“Meaningful, sustainable living is now the currency of modern property,” said Umdoni Point Coastal Forest Estate CFO Sean Willis.

“Umdoni Point Coastal Forest Estate’s performance reflects a broader South Coast shift where buyers are prioritising nature, wellness, security and community.”

In the freehold and sectional title market, the Outlook highlighted redevelopment potential as older, long-held stock re-enters the market at accessible price points.

Comparing the September snapshot used earlier in the report’s compilation to the latest December listings export, active listings in Pennington have tightened from 355 to 203 – a reduction of roughly 43%.

Over the same period, average asking prices edged up from approximately R1.44 million to around R1.5 million, while average time on market increased from about 150 days to roughly 190 days.

This suggests a market where well-priced stock is being absorbed, with remaining listings taking longer as buyers become more selective.

The affordability gap between the KZN South Coast and the KZN North Coast remains a key driver of buyer interest.

According to LOOM area reporting, the North Coast’s median valuations sit at approximately R4.28 million for full-title homes and R2.95 million for sectional title, with an average recent sale price of around R3.91 million.

By comparison, the Pennington area’s median valuations are approximately R1.29 million (full title) and R990,000 (sectional title), with an average sale price of around R1.40 million.

This reinforces the Outlook’s view that the South Coast still offers meaningful value for lifestyle buyers and long-term investors seeking coastal fundamentals at lower entry points.

South Coast investment boom

Beyond property performance, increased investment is expected to support broader socio-economic growth across the region, including job creation in construction, hospitality and estate services.

It will also support improvements in infrastructure and amenities such as healthcare and environmental management.

Good examples of this are the Private Hospital that opened in Scottburgh in 2022, and the upgrades of the Margate airport, positioning it for more commercial flights in 2022.

Another good example is the harbour that will be built in Port Shepstone, which was announced in late 2025 by the government.

Active community-led initiatives like Tidy Towns, as well as the Pennington Conservancy and Green Team, have also kept the area clean and have eradicated many invasive plant species.

Finally, the report pointed out that Pennington Beach, which has maintained its Blue Flag status for 2026, is also supporting investment in the region.

It noted that 2025 to 2027 represents a particularly strong window for lifestyle buyers and investors seeking value, renovation potential, or strategic flip opportunities for experienced investors.

For semigration families and pre-retirement buyers, the report positioned the South Coast as an increasingly attractive choice for establishing long-term roots in a nature-rich, community-oriented setting.

“This coastline remains one of South Africa’s most undervalued coastal markets – but not for long,” said P&G Construction and Umdoni Point Coastal Forest Estate developer and founder, Paul Tedder.

“We expect steady appreciation from 2026 onward as more buyers recognise the South Coast’s long-term potential.”

With affordability, lifestyle and long-term fundamentals aligning, the KZN South Coast is increasingly emerging as one of South Africa’s most compelling coastal investment and lifestyle destinations.