Property

Goodbye Western Cape – South Africa’s new semigration hotspots

Kirsten Minnaar • 10 November 2025

Although the Western Cape remains a popular semigration destination, many South Africans are flocking to different hotspots in KwaZulu-Natal (KZN), the Eastern Cape, and the North West.

Seeff Property Group chairman Samuel Seeff explained to Daily Investor that semigration to the Western Cape has slowed from the highs during the Covid-19 pandemic.

However, he said it remains desirable among those looking for a better quality of life, more security, and better service delivery. Top reasons for semigration include –

Coastal/country lifestyle with better security
Better-maintained infrastructure and service delivery
Excellent schools and universities (UCT, Stellenbosch and campuses elsewhere)
Airport access (Cape Town and George)
Outdoor lifestyle, beaches, cycling, hiking, water sports, including surfing and kite surfing, etc.
Scenic surroundings, many attractions, including top restaurants, waterfront areas, and wine farms
Property values also tend to grow at higher rates compared to those in Gauteng, largely due to higher demand for property

In the past, Cape Town was regarded as the go-to destinations for South Africans looking to semigrate. However, Seeff explained that those looking to move to Cape Town will face some big challenges.

Notably, they will need to contend with the fact that Cape Town property prices are significantly higher than areas such as Joburg, Pretoria and KZN.

“Cape prices are around 20% to 40% higher compared to Joburg/Sandton, depending on the area. Buyers not able to sell their property for a profit in other areas, and have to purchase at higher property prices,” Seeff said.

“That said, plenty of buyers do in fact make the move with some areas reporting 10% to 20% of buyers being from other areas/semigrating.”

Licensees for Seeff Jeffreys Bay, Michelle Harris and Desiree Ferreira, said Jeffreys Bay, in the Eastern Cape, is another hotspot for semigration buyers, especially people moving from bigger areas.

Jeffreys Bay is under an hour’s drive from Gqeberha and offers a laid-back lifestyle with stunning beaches, surfing, and much more. It is probably one of the most famous surfing towns in South Africa.

Harris and Ferreira explained that the recent series of interest rate cuts have been a good boost for the market.

The most active price range is between R1.5 million to R2.5 million. Luxury homes, however, tend to to range upwards of R2.5 million to as much as R11.58 million in Wavecrest.

In the marina development of Marina Martinique, properties go for as much as R8.51 million, based on highest sales prices achieved since the start of 2024.

The North West and KZN draw semigrants

In the North West, Hartbeespoort, which is under an hour from Gauteng, is also seeing an influx of semigration buyers, mostly consisting of older people and weekend buyers.

According to Seeff, it is home to a number of very popular waterfront, golf and wildlife/eco estates offering a choice of luxury homes. Popular estates include The Islands, Estate D’Afrique, Xanadu and more.

The average price range is R2 million to R6 million, although high-end homes can go to over R20 million. Sectional titles tend to be more accessibly priced.

According to licensees for Seeff Midlands, Sean Moffat and Joan Ridl, the Midlands in KZN are also popular semigration hotspots.

“Towns such as Howick, Hilton and Nottingham Road are popular areas attracting an influx of people, mostly professionals, families, and students. Top schools in the area include Michaelhouse and Hilton College,” they said.

There is high demand for estates in the area, they explained. Popular estates include Garlington, Gowrie Farm, St John’s Village, Kwawula Estate, Karkloof, and The Avenues.

Average prices in the Midlands are around R3 million to R5.5 million, but luxury homes can go to over R15 million.

Another KZN hotspot is Zimbali in Ballito, which generally attracts more buyers from Joburg and Pretoria, although this has slowed since the highs of the Covid-pandemic.

According to licensee for Seeff Zimbali, Andreas Wassenaar, the excellent climate and stunning beach are top attractions.

Access to top amenities, including King Shaka International Airport, Umhlanga with its busy commercial sector, and Gateway Mall, also draw semigrants.

The average house price range for Ballito is around R2.5 million to R5.5 million. Luxury homes especially in the estate range upwards of R4 million to R12 million on average, but can go to over R30 million.