Copy by Graham White, Managing Director, Local Real EstateOne of the most common questions we’re asked — second only to “How’s the market?” — is: Where are the buyers coming from?
The popular assumption has long been that Gauteng is the primary driver. For years, the narrative has been that a steady stream of semigration from Johannesburg and Pretoria fuels demand along the North Coast. While there’s a certain truth to that story, the latest sales data reveals a far more nuanced picture.
Local Buyers Dominate the Market
According to our most recent annual figures (all sales concluded in 2025 with Local Real Estate), local buyers account for nearly 45% of all North Coast property purchases. In other words almost half of all transactions were locals upgrading, downsizing, investing, or relocating within the region. This demonstrates a strong, self-sustaining property market that relies on existing residents, not just external demand.
Gauteng and Regional Influence
Gauteng buyers, while still significant, represented just 15.5% of sales — the same proportion as buyers from Durban and surrounding areas. Inland KZN and the greater Durban region collectively match Gauteng’s influence, challenging the long-held perception that the North Coast market is overwhelmingly driven by Johannesburg-based buyers.
International and Interprovincial Buyers
International buyers and purchasers from other South African provinces each contributed close to 9% of total sales. This highlights the North Coast’s appeal not only as a lifestyle destination but also as a property investment and holiday home hotspot. From retirees seeking coastal living to overseas investors seeking value, the region continues to attract diverse interest.
Smaller segments — including buyers from other parts of KZN and those with unknown origins — accounted for just over 3% each. While modest, these groups add to the depth and diversity of the buyer pool.
The Role of Semigration
It’s worth noting that many “local” buyers may originally have relocated from Gauteng in previous years and are now transacting again within the area. Semigration still plays a role, but it’s not always reflected directly in annual sales statistics.
A Mature and Diversified Market
The data paints a clear picture: the North Coast property market is maturing and diversifying. It no longer depends on a single source of demand. Instead, it thrives on a healthy mix of local buyers, regional movers, inland semigrants, and international interest.