One 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 is almost always the same: Gauteng. For years, the narrative has been that a steady stream of semigration from Johannesburg and Pretoria has driven demand along the North Coast. While there is certainly truth to that story, the latest sales data paints a far more nuanced picture.

Looking at our most recent annual figures (all sales concluded in 2025 with Local Real Estate), local buyers actually dominate the market by a significant margin. Nearly 45% of all purchases came from buyers already living on the North Coast. In other words, almost half of all transactions were locals upgrading, downsizing, investing, or relocating within the area itself. This highlights a strong, self-sustaining property market driven by existing residents rather than relying purely on external demand.

Gauteng, while still a key contributor, accounted for around 15.5% of sales – the same percentage as buyers from Durban and surrounding areas. This means that inland KZN and greater Durban collectively match the influence of Gauteng buyers. The perception that the market is overwhelmingly driven by Johannesburg-based purchasers simply doesn’t align with the numbers.

Interestingly, international buyers and purchasers from other provinces each contributed close to 9% of total sales. This speaks to the North Coast’s broader appeal, not only as a lifestyle destination but also as an investment and holiday home market. From retirees seeking coastal living to foreign investors looking for value, the region continues to attract diverse interest.

Smaller segments included buyers from elsewhere in KZN and those whose origins were unknown, each making up just over 3%. While modest, these figures still add to the overall depth of the buyer pool.

There’s an important caveat of course. Many “local” buyers may originally have moved from Gauteng in previous years and are now simply transacting again within the area. So semigration still plays a role – it’s just not always reflected directly in annual sales statistics.

What this tells us is that the North Coast property market is maturing. It’s no longer dependent on one source of demand. Instead, it benefits from a healthy mix of locals, regional movers, inland semigrants, and international interest.

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