Pam Golding Properties - Property Review

Affordable property drives renewed interest in South Africa’s fourth oldest town

The charm of picturesque Karoo towns, with their slower pace, warm sense of community, quaint architecture and historic buildings continues to draw home buyers escaping bustling city life, says Wayne Rubidge, area principal in the Karoo for Pam Golding Properties.

“In our experience, there is an ongoing, general move away from large urban areas by a certain market segment due to congestion and high prices. Increasingly, having a Karoo property is an alternative to owning a beach property for getaways, while from a lifestyle perspective, others are investing in a Karoo semi-retirement property.

“A couple of decades ago, more remote towns held less appeal, but now the market is reacting far more positively to the offering of clean, safe, rural living.”

For those from further afield, Rubidge said there is a choice to be made when considering relocating to the Karoo – either a large town or a small town. For every larger town, there are three to five smaller towns, but regardless of size, they all offer the attraction of freehold homes, a sense of security and wide, open spaces.

“Large Karoo towns – with more houses and property options, a broader range of services and greater infrastructure, attract more people. However, the majority of Karoo towns are in the small category, being the quaint, classical Karoo towns and villages.

“Three examples of good-sized, principal towns which serve local residents and nearby smaller towns are Beaufort West in the Western Cape – the ‘capital’ of the Western Cape’s Karoo, and similarly in the Eastern Cape region, Graaff-Reinet and Cradock.

“With good schools, large commercial centres, regional local government centres and good medical facilities, each town is within three hours of the coast and larger centres such as George and Gqeberha. In addition, all three towns have their own airstrips. Each town is also surrounded by or adjacent to National Parks, which boosts the economy and affords access to the Karoo’s vast natural beauty,” said Rubidge.

Beaufort West in the Central Karoo has on its doorstep the massive Karoo National Park – with high-quality tourism and events infrastructure, Graaff-Reinet is surrounded by the scenic Camdeboo National Park, and Cradock, situated in the upper valley of the Great Fish River, has the equally scenic Mountain Zebra National Park.

Importantly, these three locations also have national roads which go through the towns, not bypassing them.

“Popular price ranges for those looking to relocate to the Karoo range from R1.2 million to approximately R2.5 million. However, for those seeking more affordably priced homes, a two to three-bedroom, freestanding house on a reasonably sized erf is generally below R900,000. Meanwhile, in the adjacent smaller towns R1 million or R1.2 million will acquire the more premium properties.”

According to Lightstone statistics (April 2024 – March 2025), a fifth of recent home buyers in Beaufort West were young adults, while Graaff-Reinet and Cradock attract more retirees. In Beaufort West, 68% of homeowners have owned their houses for 11 or more years, while in Graaff-Reinet this figure is 73%, and 90% in Cradock.

Beaufort West caters for the demand for houses under R850 000 as well as larger, well-priced homes in the R1.2 million and R1.6 million price ranges.

Most buyers acquiring property in Cradock are relocating for work purposes, mainly from elsewhere in the Eastern Cape. With a mix of modern and Karoo homes, the popular price range is R900 000 to R1.4 million for a three-bedroom family house.

“The fourth-oldest town in South Africa, Graaff-Reinet, or ‘Gem of the Karoo’ as it is called, is well known for its attractive and well-preserved historic homes and buildings. The price range of homes is similar to the above two towns, however, Graaff-Reinet has a higher top-end with more luxurious houses,” added Rubidge.

“Graaff-Reinet is sought after by lifestyle buyers, and along with Prince Albert in the Western Cape, are two of the Karoo’s most sought-after towns – hence the residential price premium compared to other towns. Graaff-Reinet has become a destination of choice in its own right, with tourism playing a major role in the economy, which augurs well going forward.”

Why rental property demand is higher in summer than other months in this area of South Africa

The rental market in Bellville, Durbanville and Parow is experiencing strong growth, says Mariël Burger, area manager at Pam Golding Properties for Cape Town North.

“Some of the reasons for this include an influx of residents from other provinces to the Western Cape, and the area’s proximity to business hubs like Tyger Valley and Century City. Demand is outpacing supply, so the market has become more competitive, with resulting increased rentals and a shortage of rental stock.

“Significant numbers of people are moving to Bellville, Durbanville and Parow from other regions around South Africa. Many of these new arrivals are renting while they look for the right property to buy, which has definitely increased the demand for rental properties.”

According to the TPN Rental Market Strength Index the national residential vacancy rate has dropped to 4.42%. This is the lowest level since TPN began tracking this data in 2016, indicating that more people are seeking rental accommodation. This is particularly true in the Western Cape, where the vacancy rate is notably lower at 1.51%.

“The TPN index shows a score of 76.85 points for demand, which is significantly higher than the equilibrium point of 50. This increase suggests that demand is outpacing supply, which is crucial for landlords as it often leads to higher rental prices,” said Burger.

“Rental demand in Bellville, Durbanville and Parow is strong across various price ranges, but the most competitive price range is from R16 000 to R26 000 a month. Properties in this range are in high demand due to the area’s appeal to both families and professionals,” said Burger.

In Durbanville Central and Vierlanden rentals range from R8 000 to R18 000 a month for smaller homes and apartments. For larger family homes rentals vary from R20 000 to R30 000 a month.

In Sonstraal Heights rentals range from R10 000 to R18 000 a month for standard family homes or townhouses. Rentals for premium homes or larger properties are around R20 000 a month and above.

Burger says the demand for rental properties in summer is typically higher than in the other months of the year as individuals and families often look for temporary accommodation or new homes at this time.

This seasonal influx often results in heightened competition among prospective tenants, while the limited availability of new rental developments exacerbates the situation. With fewer new units coming onto the market, there is increased demand for existing properties, leading to reduced vacancies and potential rent increases.

According to Lightstone data, the lack of new stock is a critical factor limiting supply in desirable areas.

Burger said there is land available for new developments in Durbanville and nearby areas, and developers are showing increased interest.

“This is due to the growing demand for housing and the potential for property value appreciation. For example, Durbanville has experienced steady growth in property values, which makes it an attractive option for new developments.

In addition, he said, the City of Cape Town has approved plans to develop Bellville into its second central business district (CBD). This will help accommodate the growing population in Bellville, Durbanville and Parow.

“There are plans to invest R43 billion in infrastructure in Cape Town over the next three years, which should also create a number of jobs in the area. With vacancy rates at historic lows and an optimistic outlook reflected in various indices, conditions are favourable for landlords to achieve higher rentals,” said Burger.

Pam Golding reports ‘cyber incident’ relating to client data

Pam Golding Properties says it has experienced a cyber incident that resulted in unauthorised access to some of the personal information stored on its customer relationship management (CRM) system hosted on its servers in South Africa.

“This information pertains to some of our clients. It is important to note that no banking details, financial information, commercial information and/or other documents were compromised.”

The property group said that on Friday 7 March 2025, an unknown third party, gained unauthorised access to its system using a user account.

“As soon as we became aware of the security compromise, we took immediate action to secure our systems and removed all unauthorised access.

“While investigating the impact of this incident, we also immediately began implementing steps to contain the incident and prevent any further compromises,” it said.

Pam Golding said it has notified affected clients/parties of the compromise in terms of the Protection of Personal Information Act (POPIA) and reported details of this matter to the Information Regulator as required by law.

“We have also reported it to SAPS and a case number has been allocated.”

It added that it is taking numerous steps to contain the incident and prevent any further recurrence.

“The affected user accounts have been secured, all active sessions have been terminated, and we have reset passwords for all our user accounts system-wide. We have reviewed all system access logs to determine the extent of the breach and identify any affected data.

“We are patching any potential vulnerabilities and reinforcing our security protocol, and implementing additional monitoring tools to detect and respond to any future potentially suspicious activity,” it said.

Pam Golding has also appointed independent cybersecurity specialists to investigate the incident and will adopt any appropriate recommendations to further enhance its existing access control measures.

The group said it has made clients aware of potential risks, namely:

– as a third party accessed its system using a user account, client information may have been viewed or queried,
– cybercriminals sometimes use stolen information to send fraudulent emails or messages, purporting to be from trusted sources, and
– if personal details were accessed, there is a small risk of identity fraud, although Pam Golding said it has no evidence of misuse at this time.

“Accordingly, we have advised affected clients to be cautious about clicking on links and providing sensitive information, including bank pins and user login passwords.”

Foreigners and Joburg semigrants join property boom north of Durban amid investment boost

Sentiment in the residential property market along the coastal areas north of Durban has significantly improved since the beginning of 2025, says Carol Reynolds, Pam Golding Properties’ area principal for Durban Coastal.

This positive trend is supported by a series of high-profile investments in the region. These include the R2 billion Club Med South Africa beach resort development in Tinley Manor and the R20 billion expansion of the Sibaya precinct by Devmco.

Additionally, local and multinational companies have pledged to invest approximately R75.8 billion into new property developments and manufacturing plants across KwaZulu-Natal over the next two years.

These commitments were announced during the recent KwaZulu-Natal Investment Conference.

“We have seen a noticeable uptick in residential market activity across all price bands – including the luxury market – since January this year (2025). In fact, January was one of our busiest months, which is unusual for this time of year when buyers are typically more focused on settling back into their school routines,” Reynolds said.

“Overall, market sentiment has improved with the positive news about Club Med and the Sibaya precinct. Sibaya is set to become a secure precinct offering a mix of retail, commercial, and residential outlets, as well as iconic five-star hotels. The plans for the precinct are very exciting for KZN, with private walking trails, secure beach clubs, sports facilities, a new school, and other amenities.”

“Currently, we have interest from Dubai residents in the Sibaya precinct, especially from those looking at frontline sites in Signature Estate. We’re also seeing a return of Johannesburg buyers who are finding Cape Town prices too high and are revisiting the value proposition offered here in KZN.”

There are also signs of recovery in residential building activity in KwaZulu-Natal, with the total number of plans passed rising by just over 39% in 2024.

This has boosted the region’s share of the national total for residential plans passed to 11.6%, up from just 7.2% in 2023, according to Statistics SA.

Reynolds said that activity isn’t limited to the lower to middle price bands – “we’re seeing activity across the entire housing market”.

Many buyers from upcountry are seeking homes in coastal estates for security, sea views, and proximity to the airport, with price bands between R7 million and R12 million. Estates like Hawaan Forest, Izinga, and Gold Coast are attracting significant interest.

“Some of our clients who built homes in new estates like Gold Coast have seen strong capital appreciation and have successfully flipped properties for a profit. The key is to buy well and add value smartly to maximize returns.”

Reynolds added: “We’re also seeing considerable movement from Durban’s Morningside and the Berea into Durban North, with the area’s schools continuing to drive demand. These are typically families looking for larger homes close to schools. Upper Durban North retains its appeal with its security patrols and spacious, elegant homes.”

Umhlanga continues to attract a mix of retirees, investors, and young professionals. Frontline blocks like The Pearls and Edge of the Sea are popular with both local and upcountry buyers.
“We’ve seen interest from German buyers and buyers from Dubai. We’re hopeful that with Club Med coming soon and the addition of new international flights like Air France, we will see the province gaining momentum on the global stage.”

Highlighting the value for money in the region’s residential property market, Pam Golding Properties recently sold a four-bedroom luxury beachfront mansion in uMhlanga to a local buyer for nearly R17 million.

“Had this exquisite home been situated in Clifton, Cape Town, it would likely have sold for over R100 million. We also recently sold an exceptional six-bedroom home in the sought-after Executive Estate in La Lucia, which offers sweeping scenic views, for R20 million. This property was also acquired by a local buyer,” said Reynolds.

Dissatisfied SA expats are heading home with cash in their pocket

The residential property market on the Cape’s world-renowned Atlantic Seaboard has experienced a particularly buoyant start to the summer season, driven primarily by increased demand for luxury property and characterised by stock shortages, says Basil Moraitis, regional head in the Western Cape for Pam Golding Properties.

“The fact that our trading in December (2024) was busy throughout the entire month is a positive indicator and underlines the ongoing demand for Cape Town’s sought-after Atlantic Seaboard – notably for prime luxury properties. Furthermore, January (2025) was much busier than December with February also promising robust sales,” he said.

“In the R20 million plus category the demand is driven by upcountry and local buyers who are equalled by international buyers, especially SA expats who have become dissatisfied overseas and are seeking to return – and spend more time in Cape Town to enjoy the quality lifestyle and climate,” Moraitis added.

Among notable sales in January (2025) by Pam Golding Properties are homes in Clifton – sold for R47 million to a local buyer and R46.5 million to an international buyer from Germany, and a home in Camps Bay purchased by a UK buyer for R55 million.

“Such is the demand that there is hardly any stock available to purchase in the V&A Waterfront – in fact, nothing has sold in this market over the past three months due to the lack of available residential property for sale.”

Prime real estate in the V&A Waterfront ranges from approximately R15 million to R75 million; a three-bedroom apartment in Clifton lists from R35 million to R50 million, and villas in Camps Bay vary from R20 million to R55 million.

A standout statistic from 2024 is the median price of R18.875 million achieved in the market for homes in the R10 million plus price band in upmarket Fresnaye in 2024.

Meanwhile, it’s interesting to note that in the areas of Mouille Point and De Waterkant, median sales prices achieved in the market in the R5 million to R10 million price band have increased by 14.2% and 17.3% respectively from year-earlier levels.

“In January we achieved significant sales in Mouille Point in that price range, some examples being apartments sold for R6.8 million, R6.1 million, R5.8 million, R4.95 million and R3.125 million for very small one or two-bedroom apartments,” said Moraitis.

“The lack of stock is a key factor, as prices are being pressured upwards due to the lack of availability and increasing demand, especially in the market exceeding R5 million into the very top-end.

“Across the Atlantic Seaboard residential property market, the more unique the property is, the bigger the interest from affluent buyers looking to secure iconic, trophy properties. Cape Town has truly been ‘discovered’.”

This home in Clifton sold in January 2025 for R47 million to a local (SA) buyer through Pam Golding Properties.

This home in Clifton sold in January 2025 for R46.5 million to a buyer from Germany through Pam Golding Properties.

This home in Camps Bay sold in January 2025 for R55 million to a UK buyer through Pam Golding Properties.

R180 million reasons to buy this stunning home – but beware it comes R66,000 monthly rates and taxes

Pam Golding Properties has listed a stunning 5-bedroom luxury home in Fresnaye, one of Cape Town’s most affluent suburbs, situated between Signal Hill and Sea Point.

Priced at R180 million, this exquisite property offers a lifestyle of unparalleled comfort, security, and elegance.

Set on a relatively large rf for the area of 1,380 m², the home boasts an impressive range of features designed for both relaxation and entertainment.

Upon entering, you’ll find an open-plan kitchen, dining area, and two spacious lounge areas that seamlessly open to an outdoor haven with spectacular views.

The L-shaped swimming pool, complemented by a braai area with a pizza oven and bar fridges, makes this the ideal setting for hosting friends and family.

The upper level is home to four luxurious bedrooms, each with an en-suite bathroom. The expansive main bedroom comes complete with a spacious walk-in closet and a hidden panic room for added security. A cozy pyjama lounge offers the perfect spot for family time.

On the lower level is a wine cellar, cinema room, and fully equipped gym, ensuring entertainment for all tastes. The home also includes a lift for easy access to all floors, four garage spaces, and a dedicated security guard room at the entrance.

Practicality meets luxury with staff accommodations, a large laundry room, backup generators, and a water supply system. With rates and taxes set at R66,282 per month, this residence guarantees an extraordinary living experience.

8 seaside town hotspots and why more people are moving to them

Smaller coastal towns continue to attract a wide range of home buyers, drawn by their lifestyle, affordability, and accessibility.

These towns offer a quality environment for both retirees and younger families, especially those working from home or seeking to relocate for a better work-life balance.

According to Pam Golding Properties, key factors like efficient local municipalities, proximity to medical facilities, and easy access to major cities or airports also contribute to their appeal.

The realtor highlights the following eight towns that hold appeal for home buyers whether local or international.

In the Western Cape, towns like St Helena Bay and Langebaan have seen significant property market growth. St Helena Bay, with its 18 small bays and scenic beaches, has experienced rising property values, with freehold stands averaging around R599,000, up from R199,000 three years ago.

Langebaan, popular for water sports and nature experiences, has attracted many buyers from Gauteng, Cape Town, and overseas, with prices for beachfront homes ranging from R2.8 million to R17 million.

Meanwhile, Gansbaai, known for its fishing spots and peaceful lifestyle, is also seeing an increase in demand, with homes priced around R2 million to R2.5 million.

The town is expanding with new developments, including a gated village and improved infrastructure, making it an attractive option for semigrants and remote workers.

St Francis Bay, located on the picturesque Eastern Cape coastline, has become a popular destination for young families seeking a permanent residence.

The town’s appeal is growing, bolstered by the local private junior school and Kouga municipality’s ranking as the top in the Eastern Cape.

Property demand remains strong, with entry-level homes selling for around R3 million, while waterfront properties needing renovation start at R6 million. The market is also thriving in the R8 million to R12 million range.

St Francis Links plots have seen significant price increases, with entry-level plots rising from R350,000 to R700,000 over the past five years, and prime plots now fetching up to R6 million.

In Kenton on Sea, a coastal town between the Bushmans and Kariega Rivers, the property market is active across various sectors, with prices ranging from R2 million for cottages to R6 million for family homes and R16 million for luxury waterfront properties.

Demand for vacant plots is also high, with erven between 600 and 1,000sqm priced from R300,000 to R2 million.

Buyers are a mix of South Africans, including semigrators, and some overseas investors, many of whom are purchasing for vacation or retirement purposes.

Port Alfred, located on the Sunshine Coast, has seen a rise in interest from semigrators, particularly since the Covid-19 pandemic, as people reassess their living situations and accelerate retirement plans.

Isobel Meyer, area principal at Pam Golding Properties, notes a significant influx of buyers between 18 and 49 years old, including singles, young families, and those seeking investment or relocation opportunities.

The highest demand is for homes priced between R1.5 million and R3 million, with many inquiries coming from Johannesburg, Bloemfontein, KwaZulu-Natal, and international buyers from countries like Germany, France, the UK, and the UAE.

While many buyers seek homes for leisure, there has also been an uptick in relocation inquiries, particularly from South African expats.

Properties in Port Alfred vary in price depending on location and type. Three- to four-bedroom homes, especially those in security estates, are popular, with turnkey homes ranging from R1.85 million to R3.5 million.

Beachfront and waterfront properties, particularly in the Royal Alfred Marina, are in high demand, with prices for these homes starting at R3.995 million.

Vacant land is also seeing steady sales, with smaller plots available from R200,000 to R250,000 and larger, well-located plots near the beach or river starting at R395,000. However, there are few vacant stands left in the Royal Alfred Marina, with a 1,800sqm plot priced at R4.5 million.

Port Shepstone, located on the KwaZulu-Natal South Coast near the scenic Oribi Gorge, blends small-town charm with modern conveniences.

It’s increasingly popular, particularly among younger buyers, including professionals like doctors and teachers, drawn by its beaches, outdoor activities, and subtropical climate.

The area offers a range of affordable properties, with two-bedroom apartments typically priced between R700,000 and R1 million.

Larger homes, such as three-bedroom houses, start at around R1.2 million, while more spacious properties can go up to R3.5 million, with several homes available in secure estates offering amenities like swimming pools and 24-hour security.

Approximately 70% of property buyers in Port Shepstone seek permanent residences, with the remaining buyers investing in either long-term rentals or holiday properties. The town appeals to a variety of buyers, from young professionals to retirees, thanks to its excellent healthcare, schools, and recreational options.

Nearby Southbroom offers additional attractions, including a 4km beach, golf course, and various local amenities. Beachfront properties in Southbroom range from R2.5 million to R6 million, with freehold homes near the beach reaching up to R15 million.

With a strong sense of community and good infrastructure, both towns provide a secure and peaceful lifestyle, making them attractive destinations for both full-time residents and vacationers.

International buyers are flocking to South Africa’s best retirement spots

Real estate agents in the Western Cape and KwaZulu-Natal, particularly in high-demand areas like the Atlantic Seaboard and Umhlanga, are seeing an increase in viewing requests from international buyers.

These buyers are often referred by friends, family, or return visits, with many considering relocating to South Africa after the festive season.

An Austrian family recently purchased a R72-million holiday home in Silverhurst Estate, Constantia, Western Cape, after just one visit and a quick decision within 48 hours.

Meanwhile, a British retiree from the London Home Counties chose to invest in property in South Africa to enjoy year-round golf.

Rory Maritz, Co-Principal at Lew Geffen Sotheby’s International Realty in Cape Town’s Southern Suburbs and False Bay, said these sales highlight South Africa’s growing appeal to international buyers.

He pointed to a French couple from Paris, who are purchasing a home in Cape Town sight unseen, offering more than the asking price, as another example of this trend.

Maritz noted that some buyers are looking for investment properties, while the majority seek holiday homes or permanent retirement residences.

Keri Culver, Senior Immigration Consultant at Xpatweb, noted a rising interest in South Africa’s Retired Person’s Visa – one of the most accessible visas of its kind globally – particularly among Europeans, British, Americans, and Canadians.

Recent data from the Department of Home Affairs (DHA) reveals that over the past four years, more than 5,000 applications have been received from individuals in more than 100 countries looking to retire in South Africa.

The most significant numbers of applications come from the UK, China, Germany, and the USA, with notable interest also coming from Switzerland, the Netherlands, and Sweden.

Dr. Andrew Golding, CEO of Pam Golding Properties, shared that since 2023, they have seen a rise in interest and completed sales to international buyers from a variety of countries, including the UK, Germany, Zimbabwe, the USA, Switzerland, Austria, UAE, France, Belgium, Nigeria, and other African nations.

The most sought-after locations for foreign buyers include Cape Town, the Boland and Overberg regions (such as Franschhoek, Stellenbosch, and Hermanus), the Garden Route (including Plettenberg Bay, Knysna, and George), and areas north of Durban, like Ballito. Gauteng’s upscale neighborhoods, including Fourways, Rosebank, and Sandton, are also attracting attention.

According to Rory Maritz of Lew Geffen Sotheby’s International Realty, there is growing demand from high-net-worth and ultra-high-net-worth individuals, particularly from the UK and Europe, for properties in the R20-million-plus price range.

The agency is also fielding inquiries from buyers in the US, as well as from more distant regions like Bermuda and the Cayman Islands.

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