Often touted as a semigration hotspot, the Garden Route is now seeing a notable surge in building activity and residential property movement across a broad range of options to suit both lifestyle and investment buyers. This growth reflects demand from a diverse spectrum of buyers which spans generations, including out-of-town semigrants, local residents, and buyers or investors from across South Africa and internationally, says Dr Andrew Golding, chief executive of the Pam Golding Property group.
“Stretching from the western gateway towns of Heidelberg, Riversdale, Stilbaai, and Witsand along the coast to Mossel Bay, George, Wilderness, Sedgefield, Knysna, and Plettenberg Bay, this scenic region encompasses sweeping unspoilt beaches, majestic mountain ranges, indigenous forests, rivers, and serene lagoons and lakes. Coupled with a temperate year-round climate, the Garden Route offers homes for virtually every market segment.
“While consistently appealing to those acquiring homes to retire to in the near or distant future, there’s a mix of generations drawn to these highly desirable destinations which offer a more balanced, quality lifestyle away from congested cities, and where vacant plots and new homes in estates and complexes are experiencing consistently heightened demand,” notes Dr Golding.
The commercial hub of the region, George, with good infrastructure – including its own airport, excellent schools, medical facilities, golf courses, beaches and restaurants, and numerous upmarket residential developments, is the largest housing market in the region. While almost half of recent buyers were over 50 years of age, interestingly about 18% of recent purchasers are young buyers, most likely attracted by employment opportunities.
Pam Golding Properties area manager for George and nearby Mossel Bay, Stephen Murray, says purchasers, including investors seeking the lifestyle combined with sound capital growth and/or rental yields, are from around the country, with prestigious lifestyle estates such as Fancourt, Pinnacle Point, Gondwana Game Reserve, Oubaai and Kingswood Golf Estate attracting purchasers both domestic and from abroad. Recent top prices being achieved in secure estates such as these range from R11 million to R16.5 million. In regard to freehold homes outside estates, a noteworthy price of R25.5 million was achieved by Pam Golding Properties for a home in Herold’s Bay, just outside George, and R22.5 million for a home in Mossel Bay.
According to Lightstone, George and Mossel Bay have become vibrant residential and investment markets in the Western Cape, with numerous new properties developed. Underlining this, Murray says that market demand for residential developments has seen the launch of several new projects over the past year – the most recent being Kingswood Village within Kingswood Golf Estate, where vacant land is selling from R2.95 million, luxurious single level homes from R6.75 million, and split level homes – with garages below, from R8.35 million, with all prices including VAT and no transfer duty payable.
“Also in George, Kraaibosch Crest - a new phase within the gated estates of Kraaibosch, has recently launched, comprising 18 double-storey units designed for secure, lock-up-and-go living for younger families, and with construction of the first units already underway. Priced from R3.8 million, the spacious three-bedroom, two-bathroom units include a double garage, solar panels, inverter and battery system.
“Meanwhile Arbour Nature Estate is seeing the completion of apartments and facilities which include a lifestyle centre with gym, heated pool and open-air cinema, and padel court. All apartments have been sold, however there are some re-sales available for purchase with two and three-bedroom apartments priced from R2.485 million.”
Murray adds that with the first phase sold out and completed in Springfield Estate, three-bedroom, two-bathroom homes in phase 2 are selling from R4.26 million. All prices, except for the above-mentioned re-sales in Arbour Nature Estate, include VAT with no transfer duty payable.
“Whether buying a primary or secondary home for leisure or pure investment, purchasers regularly comment on the scenic natural beauty, golden beaches and pristine surrounds of George and Mossel Bay – only half an hour’s drive from George Airport.”
In Mossel Bay, Paradise Coast has just been launched, with vacant land priced from R1.4 million including VAT. Other developments include Mossel Bay Retirement & Lifestyle Village, where Pam Golding Properties is marketing the last remaining sectional title properties in a completed building, with one-bedroom units selling from R1.475 million, and two-bedroom units from R1.925 million. In addition, freehold two-bedroom houses priced from R2.615 million and from R3.362 million for three bedrooms, are all selling off-plan.
In Renosterbos Estate in Hartenbos, Mossel Bay, activity has gained momentum, with several phases sold out and a family-focused plot-and-plan phase, Oude Bos, progressing well, with spacious north-facing freehold homes enjoying scenic Outeniqua Mountain views, selling from R6.7 million including VAT. Future phases will comprise mainly sectional title properties, many with scenic sea views. For retirees, Seezicht Wellness Centre within the estate will include assisted living facilities.
Also, in Renosterbos Estate, ‘Silos’ is a new development site comprising 49 two-bedroom, two-bathroom luxury apartments ranging in size from approximately 85 – 127sqm and priced from R2.825 million. The units include basement parking and storage, while the complex includes appealing amenities such as a swimming pool and gym.
One of the strongest Garden Route performers, with a buoyant residential property market which is well-priced relative to demand, Plettenberg Bay is also experiencing significant activity in gated estates and new-build villages as they combine lifestyle, security and good rental prospects. Sectional title apartments are also sought after, especially stock that is secure and close to beaches and amenities.
“The current demand lies in retirement villages, while semigration and holiday home buying have also been major drivers,” says Gordon Shutte, Pam Golding Properties area manager in Plett and Knysna. “Sectional title and holiday-rental-friendly stock are growing in popularity, and there is continued appetite for premium estate homes and well-located sectional title units. Positively, we are also seeing an increasing number of young families and professionals relocating for lifestyle and remote-work capability, although the dominant cohorts remain affluent retirees and holiday home buyers.”
The attractive beaches, reputable estates, strong rental/holiday market, outdoor lifestyle, established tourism infrastructure and international and local reputation as a lifestyle hotspot, all combine to make Plett very appealing as a primary, secondary and retirement destination as well as a high-yield investment in terms of rental income and return on capital. For first-time home buyers, entry-level prices are approximately R1.8 million to R3 million for apartments, small townhouses or starter family homes.
Shutte says that Plett has seen some notable developments over the last couple of years, such as Whale Rock Village, Whale Rock Ridge and Brackenridge, among others, and continues to develop. “Recent developments include Plett Lagoon Estate where vacant erven are priced from R6.5 million, appealing to high-net-worth investors and luxury holiday home investors. Catering for young professionals, couples, semigrant families, downsizers and holiday home and rental investors, townhouses are priced from R4.95 million (including VAT) in The Boardwalk development.
Knysna also continues to benefit from the semigration trend and retirement demand, with more enquiries, renewed building activity, renovations, and a handful of new developments or lifestyle complexes, as well as rising interest in holiday-to-primary home conversions, says Shutte. “Family homes for school and quality of life purposes also form a solid portion of sales, with a noticeable increase in a younger generation of purchasers. Sectional title apartments aimed at first-time buyers, holiday apartment purchasers and investors are from R1.2 million to R3 million, while freestanding family homes on the outskirts and in established suburbs are priced from R2.5 million to R7 million, depending on location and finishes.
Meanwhile, vacant land can be acquired from R1.005 million in well-established, high-end Pezula Private Estate Phase 3, while completed luxury homes in this development and upmarket Pezula Golf Estate see price tags of R8 million to R20 million plus for premium properties.
In existing developments, vacant freehold erven are selling from R1.65 million in Entabeni Urban Farm, from R1.35 million in Pezula Estate, and from R595 000 in Fernwood Private Estate, while Townhouses in Tides End Estate are priced from R2.95 million and apartments from R2.5 million in Seahorse development, adds Shutte. Prices include VAT with no transfer duty payable.
Sedgefield is also experiencing a huge increase in building activity and residential market movement, especially in Myoli Beach, reports James McNaughton, Pam Golding Properties area principal. “Over the past five years there’s been a dramatic increase in building activity and sustained semigration. Sedgefield has always been a popular holiday and retirement destination, but the number of those coming to live and work here has increased exponentially and generally, they prefer to build a modern home, while overseas buyers prefer a move-in ready home in top condition.
Notable sales by the agency include homes in Myoli Beach sold for R11 million and R11.275 million and one of the last sea-front stands for R6.23 million. In addition, a commercial lakeside lodge was sold for R19 million. At the other end of the scale first-time buyers and young families are typically seeking sectional title/loft units in the price bracket between R950 000 and R1.5 million. Sedgefield is renowned for its relaxed lifestyle with a host of recreational activities with beaches, rivers, lagoons and forest on your doorstep, while catering for retirees with care homes and frail care living in a caring community.
Tranquil Stilbaai and Witsand are following the trend towards increased sales and building activity in the residential property market, says Le Roux van der Merwe, Pam Golding Properties area principal in these towns as well as Riversdale and Heidelberg.
“Most of our buyers in Stilbaai are from the larger metros, particularly Cape Town, Johannesburg and Pretoria, and elsewhere along the Garden Route, as well as returning expatriates looking to settle in a safe, well-connected coastal town. The mix includes a strong contingent of retirees, but there’s a tangible shift from holiday home only to full-time living, including an increase in younger families and remote-workers wanting a better quality and slower pace of life, and long-term investment value. Coupled with this, a younger demographic is contributing to renewed energy in the market with growing demand for modern, family-oriented homes and lifestyle estates. Fortunately, with good infrastructure and pristine beaches against a backdrop of fynbos-covered hills, Stilbaai presents an opportunity to acquire permanent coastal living without the hefty premiums seen in more established resort towns. For the entry market in Stilbaai, first-time buyers are mainly looking in the R2 million to R3.5 million range, which includes sectional title apartments.
“We’ve seen a steady increase in new residential developments over the past two years and are currently marketing several projects that cater to a range of buyers, from retirees to young families and investors. Entry-level plot-and-plan options usually start from around R2.2 million to R2.8 million, offering modern, two-to three-bedroom homes in secure, well-located estates. Mid-range family homes are priced between R3 million and R4.5 million, and at the upper end, premium homes in prime coastal or riverfront positions can range from R5 million upwards.”
Van der Merwe adds that the demand for vacant plots has also increased, especially between 600 and 1 000sqm in size, with prices mainly ranging from R1 million to R2.5 million depending on location and views.
“Although Witsand, situated at the mouth of the Breede River, remains predominantly a holiday destination, with most buyers acquiring property as an investment for holiday rental income - often with the intention of retiring here in the future, there is a clear increase in permanent relocations as more people seek a quieter, safer coastal lifestyle. Vacant land is currently priced from R750 000 to R950 000 and up to R2 million with river or sea views, from R750 000 to R950 000 in estates and between R1.2 million and R2.3 million in estates with a river view. Freehold homes range from R4.5 million to R7 million with sea or river views and R2.8 million to R4 million without views. While most of our sales are freehold properties, sectional title units in Breede River Lodge – well positioned near the river - range from R1.5 million to R4 million,” he says.
In Riversdale, the dominant purchase appears to be family-sized homes and primary residences rather than purely holiday homes for investment, although there remains a segment of purchasers seeking lifestyle or retirement homes as the overall demographic is more weighted towards middle-aged and mature purchasers. For first-time buyers the typical price range is approximately R600 000 to R1.2 million, which would acquire a modest, new-build townhouse or small freehold house.
With such affordably priced properties compared to many coastal Garden Route towns, Riversdale is a compelling value-lifestyle market, and logical next-tier destination for semigration and lifestyle buyers, says van der Merwe.
In Heidelberg, a town underpinned by the local farming community, more mature buyers are primarily seeking smaller, low-maintenance, lock-up-and-go properties ideal for retirement or easy living, while younger buyers tend to purchase larger family homes with more space and gardens, suitable for raising families or working from home. Van der Merwe says there has been a clear increase in younger buyers entering the market in recent years – many working remotely for international companies, which has been made possible by the growing availability of fibre internet in the town, making it an attractive option for young professionals and families wanting a peaceful lifestyle.
“First-time buyers generally look for freehold homes with larger plots priced between R1.5 million and R2.5 million. Younger buyers who hail from the cities are drawn to the idea of living more sustainably, growing their own food and with access to lei water – moving toward a semi off-the-grid lifestyle. In contrast, older purchasers prefer smaller, low-maintenance homes that are manageable, and offer security and convenience.
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