Many South Africans kiss the Western Cape goodbye

Although the Western Cape’s property remains strong, many South Africans are leaving the coast behind and returning to Gauteng in search of better opportunities and value for money.

Antonie Goosen, principal and founder of Meridian Realty, said South Africans are reconsidering their moves to the Western Cape or opting to return to the economic heartland of Gauteng.

This shift marks a change in the dominant trend in the national property market over the past five years, which the Western Cape’s popularity has dominated.

“Semigration has not disappeared – far from it. But what we see now is a more balanced picture,” Goosen explained.

“There was an initial surge in movement post-2020, largely driven by the desire for lifestyle change, remote work flexibility, and dissatisfaction with service delivery in some metros.”

However, that momentum is tapering, particularly as property prices in the Western Cape have climbed and remote work becomes less common.

“There’s no doubt that the Western Cape still holds strong appeal – especially for families with children and retirees – but we’re also seeing a resurgence in demand in areas like Johannesburg and Pretoria,” he noted.

“This is due in part to affordability and proximity to major job markets, especially for younger professionals and executives who need to return to the office more frequently.”

Goosen explained that a form of “reverse semigration” is emerging, with some former Western Cape residents returning to Gauteng.

Wise Move’s 2025 South African Migration Report revealed that the Western Cape had the highest in-migration rate for the year.

This means that the highest number of South Africans who moved out-of-province moved to the Western Cape. It also found that the highest number of moves came from Johannesburg and Pretoria residents moving to Cape Town.

Interestingly, though, Cape Town residents moving to Johannesburg and Pretoria were the third and fourth most popular moves.

Reverse semigration

This reverse semigration trend is due to several factors, including business and career opportunities, lower living costs, and the appeal of established infrastructure.

“Gauteng is becoming attractive again for people who may have overestimated how easy it would be to relocate to the coast. We’re advising clients to weigh the full lifestyle and financial impact before making such a significant decision.”

This view is supported by recent research from Lightstone and various relocation specialists who report long school waiting lists, municipal backlogs, and rising property costs in Cape Town and the surrounding areas.

These challenges have created practical barriers for families hoping to settle in the province. However, areas within the Western Cape are still experiencing remarkable growth, fuelled largely by lifestyle-driven buyers and investors.

“Towns like Langebaan, Yzerfontein and Hermanus are seeing a strong uptick in demand. These locations offer the coastal charm that semigrants are looking for, but without the congestion and high costs associated with Cape Town.”

Interestingly, many of these transactions are now investment-led, he pointed out. Nearly a third of the semigration-related applications Meridian Realty has seen over the past year have been for investment properties.

“Buyers aren’t necessarily moving immediately – they’re securing homes for future use or generating rental income in the meantime.”

While semigration to the Western Cape may no longer be accelerating at the pace seen in recent years, the region’s long-term appeal continues to drive sustained interest, even though it may be more selective.

“For buyers, it’s no longer just about moving to the coast. It’s about smart investing, long-term planning, and understanding the balance between lifestyle and financial sustainability.”

Goosen said he expects continued interest in the Western Cape but with more measured, strategic purchasing behaviour.