The Eden District – or Garden Route as its popularly known – was the favoured choice of those relocating provinces and opting for smaller towns in 2025, and it was followed by the West Coast and the Cape Winelands, all in the Western Cape.
Families, retirees, and young professionals who work remotely were among those who packed up city life and headed for smaller towns in 2025, and they were joined by expats returning to retire, investors looking for property growth opportunities and rural families looking for education for their children.
Those switching provinces in 2025 accounted for a relatively small share of transactions - at 19% of 30 000 - involving private individuals who sold and bought another property within a 12-month period. Of these transactions, most buyers remained within the same province, although just under half relocated to a different town. Lightstone’s assessment includes property sales and purchases only and does not include rental activity.
Province relocation in 2025
The main pull was quality of life: shorter commutes, a slower pace, and stronger community ties. Affordability matters too, and smaller towns often offer lower house prices and lower monthly costs than in major cities.
Other common attractions are safety perceptions, good schools, scenic/coastal settings, and lifestyle amenities like nature, historic charm, and a quieter environment. Some movers are also drawn by investment potential, since demand in popular small towns can push property values up.
Provincial movements – net gain/loss
Among those who relocated to a different province, the Western Cape stood out as the only province to record a significant net population gain. While Gauteng, KwaZulu-Natal and the Eastern Cape also recorded reasonable inflows of people, municipal districts in the Western Cape made up the first four of the top five places of choice.
The Eden District (see table below) was the most popular relocation choice in terms of volume, and in 2025 attracted nearly 1 000 families to towns such as George, Mossel Bay and Groot Brakrivier. Retirees and those leaving inland cities and towns were attracted by a milder coastal climate, scenic Garden Route living, and a slower pace with good amenities and a strong sense of community.
Mossel Bay especially appeals to retirees because of its retirement facilities, perceived municipal stability, and seaside lifestyle, while George attracts buyers who want a central hub with schools, hospitals, an airport, and easier access to the rest of the Garden Route. Many also see both towns as safer, better-run, and better value than large-city living, which fits the semigration trend.
The West Coast is popular because it offers a quieter coastal lifestyle, scenic beaches and lagoons, and a strong sense of space and community. Many people are drawn by the lower-stress pace, perceived safety, and the idea of better quality of life than in big metros. It also appeals to buyers who want good property value and a place that still feels close enough to Cape Town for work, healthcare, and services.
Towns like Langebaan, St Helena Bay, Malmesbury, Laaiplek, Paternoster, and Yzerfontein have become especially attractive for those seeking “lock-up-and-go” coastal living.
The Ugu District in KwaZulu-Natal was the most attractive destination outside of the Western Cape, and its 112 km coastline, warm subtropical weather, and relaxed beach lifestyle, make it a strong holiday and retirement destination. It is known for Blue Flag beaches, marine life, and outdoor activities such as fishing, hiking, surfing, and adventure tourism in places like Oribi Gorge.
The district also has a strong agricultural base, especially bananas and sugar, plus events like Bike Week and the Ugu Jazz Festival that adds local energy. Good access via the N2 and improving infrastructure also help its appeal.
The most popular inland district in 2025 was the Bojanala District, with Hartebeespoort and Rustenburg as its main towns.
Relocate to work or retire?
Most of those who moved in 2025 were older than 55, many of whom could be considered retirees. But the proportion of movers under 45 was highest in Ballito and Paarl, suggesting working people and families are settling there. Of those who moved to St Helena Bay and George, 40% or more were under 55. The proportion of buyers in Howick and Mossel Bay over 55 was highest.
Most popular towns, and age of those moving there
