With its long white sandy beaches, pleasant sub-tropical climate, and wide range of recreational activities - from water sports to outdoor adventure, East London or Buffalo City, as it is also known, is uniquely positioned at the gateway to the Sunshine Coast in the north and the Wild Coast in the south.
The only city in South Africa with a commercial river port at the mouth of the Buffalo River, positive news for the local economy is that the port is about to embark on a USD8 million redevelopment project to revitalise the structures, as well as an upgrade of the Latimer’s Landing facilities, all of which will benefit tourism and local business, while creating job opportunities. A Makro store recently opened in the suburb of Gonubie, which also created employment, while Beacon Bay Retail Park has upgraded the shopping complex with a new facelift. There is also talk that the IDZ (Industrial Development Zone) has attracted new investors for renewable energy.
With a selection of family-friendly beaches lapped by the warm waters of the Indian Ocean, East London is ideally placed to capitalise on its strong appeal to young families, first-time buyers, and longer-term investors. Beyond its highly desirable lifestyle, it offers larger homes with scenic coastal views at more accessible prices than those found in the major coastal metros, says Pam Golding Properties area principals Mandy De Beyer and Rachel Petersen.
Says De Beyer: “Overall, residential property prices in East London offer excellent value for money compared with the major metros. For example, a one- or two-bedroom flat or apartment in Beacon Bay sells for between R1 million and R1.1 million. A typical well-located starter property in this bracket would include two bedrooms, one bathroom and a single garage.
“First-time buyers generally look for freehold townhouses priced between R950 000 and R1.2 million - a range still attainable in Beacon Bay, where two- to three-bedroom units with a single garage and no levies provide an affordable entry point. In Gonubie, a standard two-bedroom, one-bathroom townhouse with a carport is available for around R850 000, often with low or no levies. Importantly, banks are showing increased flexibility, which continues to support first-time buyers.
“Value for money is also evident at the next level up. A medium-sized home in sought-after Nahoon, comprising three bedrooms, two bathrooms, a double garage and a swimming pool, can be acquired for R2.2 million to R2.3 million. In Beacon Bay, a comparable home would sell for between R1.9 million and R2.1 million.”
Homes in secure, gated estates remain highly sought after in East London and continue to show strong capital appreciation. In Bishops Country Estate in Beacon Bay, the average selling price has increased by 8.66% over the past year, reinforcing its status as a sound investment. Other well-regarded estates include Princess Alice Ridge in the heart of Nahoon and The Quarry, located on the border of Baysville and Selborne. Prices in established estates such as these typically range from R3 million to R6 million in The Quarry, from R3 million to R8 million in Bishops Country Estate, and from R5 million to R8.5 million in Prince Alice Ridge.
Says Petersen: “Semigrants are relocating to East London for its lifestyle appeal and close-knit community, which offers a relaxed coastal atmosphere while still providing the benefits of a larger city. Residents enjoy proximity to leading schools such as Selborne College, Clarendon, Hudson Park, Merrifield, Stirling and OosKus, along with quality hospitals and a full range of amenities. Most of our purchasers are either local buyers moving within East London, or semigrants from Durban, Johannesburg, King William’s Town, Butterworth and Mthatha.
“Activity in the housing market has definitely improved in 2025 compared to the previous year. The most active price band is between R1.5 million and R3 million, while the top end of the market ranges from R4 million to R12 million. The most sought-after high-end suburbs are Nahoon Beach and Blue Bend. A modern, well-positioned home in Nahoon Beach with river and river-mouth views - offering five en-suite bedrooms, expansive open-plan living and entertainment areas, a swimming pool and landscaped garden - typically sells between R9 million and R10 million.
“Those relocating to East London are primarily seeking freehold properties. Younger buyers entering the market and retirees alike prioritise modern, single-storey townhouses with double garages, small gardens and pet-friendly features, generally priced below R2 million. Middle-aged buyers (36–49 years) typically look for freehold family homes close to schools, shopping centres and offices. Their ideal home has four bedrooms, a double garage, a swimming pool and sufficient bathrooms to accommodate the family, in the price range from R2.5 million to R3.5 million.”
For ease of comparison, De Beyer and Petersen provide an overview of popular suburbs in East London:
Nahoon: Close to leading schools, quality healthcare, Nahoon Beach and the Golf Club, the average home price in 2025 to date is R2.45 million. Freehold sales activity has nearly doubled since 2024, while sectional title sales have remained stable and vacant-land activity has also risen. Notably, 57% of recent buyers are under the age of 50.
Beacon Bay and Beacon Bay North: These suburbs offer a wide range of property options and combine suburban tranquillity with convenient access to amenities. The average selling price for 2025 to date is R2.6 million (R1.6m in Beacon Bay North), with 41% in Beacon Bay and 44% in Beacon Bay North of purchasers aged between 36 and 49. Sales activity in freehold has held steady, sectional title has weakened slightly, while there has been a marked slowdown in vacant plots sales this year.
Gonubie: Popular with young professionals, families with school-going children and investors, Gonubie is in high demand for its coastal lifestyle, natural beauty, community spirit, safety and value for money. The average selling price in 2025 was R1.475 million. A standard two-bedroom, one-bathroom townhouse with a carport sells for around R850 000, while a typical three-bedroom, two-bathroom home with a double garage sells for about R1.5 million - increasing to around R2 million if the property includes a flat and is in good condition. A three-bedroom home with two bathrooms, a double garage, swimming pool, views and a desirable location will achieve an average of R2.5 million.
East Coast: Post-Covid remote-working trends drove many residents to sell homes in East London’s suburbs and relocate to the East Coast - an extended stretch covering areas 20 km to 150 km from the city. Homes here benefit from proximity to the sea, rivers and natural surroundings, and many families have purchased either ready-built properties or plots to build bespoke homes.
The East Coast comprises a number of small coastal villages, including Glen Stewart, Glen Navar, Sunrise-on-Sea, Balugha River Estate, Khamanga Bay, Cintsa and Cintsa West. Balugha River Estate, which consists of 94 erven, provides a useful example: over the past year, the average selling price for a residence has been R3.25 million, while vacant land averages R455 000, reflecting a notable 30% increase in value compared to last year.
For further information telephone +27 43 705 4000 or email mandy.debeyer@pamgolding.co.a or rachel.petersen@pamgolding.co.za .
