Property

Goodbye Cape Town – South Africa’s new semigration hotspot

Kirsten Minnaar • 6 December 2025

The KwaZulu-Natal (KZN) South Coast has rapidly become South Africa’s new semigration hotspot, offering affordable coastal living, strong value for money and easy access to Gauteng via Margate Airport.

The region is attracting home buyers not only for its Blue Flag beaches, year-round sub-tropical climate and quality golf courses, but also for its relaxed way of life and community spirit.

Coupled with this, Margate Airport’s revival, offering direct, daily flights to OR Tambo International Airport, is a game-changer for Gauteng buyers.

Growing interest from semi-retirees and young families shows the region’s long-term potential, as both a lifestyle and investment destination, said Pam Golding Properties’ Port Shepstone-based area principal, Mohammed Valodia.

“Approximately half of our home buyers are looking for primary residences or retirement homes, with the remainder purchasing holiday apartments or second homes with rental income potential,” Valodia said.

“We are also seeing more families relocating here permanently than before, while many retirees first use their homes part-time before transitioning to full-time coastal living.”

According to Valodia, there has been a notable increase in semigration from Gauteng and other inland provinces.

“Many buyers are seeking immediate or future retirement properties, while others are making permanent moves to enjoy coastal living, supported by the flexibility of remote work,” he said.

“Younger families are also entering the market, drawn by good schools, a more secure and slower pace of life, and the convenience of being within easy reach of Durban.”

He added that holiday investors remain active too, particularly in Margate, Uvongo and St Michaels-on-Sea, where demand for short-term rentals is consistent year-round.

“For Gauteng purchasers, the proximity of Margate Airport is proving a significant advantage, enabling quick, stress-free trips to and from Johannesburg,” Valodia said.

“This accessibility adds major value for buyers who still work inland but want to own a coastal home, while also making weekend getaways and school holiday breaks easy for leisure homeowners.”

Value for buyers

Valodia said the residential property market along the lower South Coast, from Mtwalume through to Margate, including Hibberdene, Umtentweni, Port Shepstone, Shelley Beach, and Uvongo, continues to show healthy, steady activity.

“While this region hasn’t experienced the sharp price surges seen in major metros, it offers a balanced and dependable market where both permanent residents and holiday homeowners can still find strong opportunities,” he said.

He added that vacant stands in areas such as Hibberdene, Mtwalume and Umtentweni remain well-priced, ranging from R80,000 to R250,000 for erven of around 1500 m², offering buyers the opportunity to build custom homes.

“Sectional title apartments set slightly back from the beachfront also present good value, with two-bedroom units tending to start around R700,000,” he said.

“Meanwhile, established homes in need of modernisation are appealing for those looking to buy from around R1.1 million and unlock long-term value through renovation.”

Valodia explained that secure sectional title units are currently among the most sought-after properties, particularly those in the R900,000 to R1.5 million range.

These properties appeal to both holiday home buyers and permanent residents wanting lock-up-and-go convenience.

Family homes with three to four bedrooms and outdoor space also continue to attract solid interest, typically priced between R1.2 million and R2.5 million, depending on sea views and proximity to the coast.

Vacant land in growth nodes such as Hibberdene and Umtentweni is likewise gaining traction among buyers wanting to build from scratch.

“Beachfront homes naturally command a premium,” Valodia said. “Freehold properties generally start from around R2.5 million, while sectional title apartments directly on the beach are available from approximately R1.2 million.”

“Homes and apartments within walking distance of the shoreline offer more accessible pricing, with freehold options often starting at around R1.6 million and sectional title units from approximately R850,000.”

He noted that this price differential highlights the strong value proposition for buyers who are willing to purchase just one street back from the beachfront.

“The recent announcement that Port Shepstone will become the country’s first small town to receive a new harbour is extremely positive news for the local economy,” he said.

It signals future job creation, enhanced infrastructure investment, and fresh opportunities for growth in both industry and tourism.