Since the pandemic, many people have been looking to swap their inland lifestyles for a coastal retreat. However, before making the move, potential buyers should be aware of some key differences they may encounter.
Secure living in Sedgefield for R2.038 525 million
According to Adrian Goslett, Regional Director and CEO of RE/MAX of Southern Africa, Coastal Towns have been far more popular than inland areas ever since remote working became more prevalent and service delivery has dropped in several inland municipalities.
Areas north of Durban in high demand among home buyers
Convenience in terms of location and proximity to good schools, retail centres and medical facilities such as hospitals has become the highest priority for many residential property buyers, coupled with a general leaning towards secure estate living, says Carol Reynolds, a Pam Golding Properties area principal for Durban Coastal.
Stylish La Lucia simplex on the market for R4.45 million
“This is one of the biggest challenges for those who are moving from inland areas to coastal suburbs. Owing to their popularity, property prices in coastal areas are far more expensive. For example, in our Q1 2024 RE/MAX National Housing Report, the average house price in the Western Cape was R2.6 million compared to R1.5 million in Gauteng,” Goslett highlights.
Contemporary apartment in Sandton on the market for R1.5m
He warns sellers in inland areas not to overprice their homes in order to afford the move to coastal areas, as this strategy will only delay the sale and, in all likelihood, lead to a much lower final sales price.
Another consideration worth budgeting for is the difference in lifestyle expenses. Goslett explains that the more popular the suburb, the more expensive the surrounding goods and services are likely to be. Things like restaurants, grocery stores, and hairdressers might all cost more, so it is worthwhile researching this before committing to the new area.
Especially for those who live near to a beach, maintenance on a coastal home is also likely to differ from that of an inland property. “Coastal homes are exposed to salt air, which can accelerate the corrosion of metal fixtures. Sand and strong winds can also cause abrasion and damage to surfaces, particularly those that are painted or finished. Regular maintenance and proactive measures are essential to preserving the home's condition and value,” says Goslett.
One last consideration is that homes in popular coastal suburbs might also be affected by tourist seasons. “People flock to coastal suburbs during the summer months, which can cause extra congestion on the roads and surrounding facilities. This might be an adjustment for those who lived in quieter areas inland,” he notes.
Relocating from an inland area to a coastal region can be an exciting journey. However, it's crucial for potential movers to understand the differences in maintenance and lifestyle adjustments that come with coastal living. “If you are considering a cross-country move, speak to a brand with an extensive local footprint, like RE/MAX. With over 170 offices across the country, our network of well-connected real estate professionals can help you become fully informed about the move so that you can make the most of your new surroundings,” he concludes.
READ: How to pack when moving to a smaller home
Reynolds says a further positive indicator for the areas north of Durban is that the Durban Business Confidence 2024 Q2 report reveals a significant improvement of 17.07 index points – up from 38.42 in Q1 to 55.49 in Q2.
Says Reynolds: “The upbeat sentiment surrounding the recent international trade forum held in Durban, together with the general shift in municipal leadership which now has a keen focus on service delivery, investment and growth, augurs well for the residential property market.
“Encouragingly we are already seeing a surge in the level of residential property activity. There’s no doubt that the number of excellent schools in our region has also buoyed the housing market, with a consistent flow of young families moving into Durban North for this reason. In addition, Johannesburg commuters continue to buy into new developments and apartment blocks where they can reside while enjoying a lock-up-and-go lifestyle with the convenience of being a short commute away from Jozi.
“Gauteng buy-to-let investors are also returning to our area given that the prices for property in the Cape are much higher. KwaZulu-Natal offers excellent value for money and our climate, with its year-round sunny weather, continues to make our coastal areas highly appealing. Upcountry buyers are also investing in second or holiday homes along our coastline. In fact, approximately 50% of our investment buyers are from Gauteng.
“Interestingly, in recent years we have experienced more foreign interest than usual, including a number of German purchasers who have acquired homes in Durban North and uMhlanga, while we also have an ongoing stream of Dubai purchasers looking to invest here. On the whole, however, most of our buyer activity is local with people moving due to lifestyle changes or changes in area needs. Notably, we have experienced a strong influx of buyers moving from the Berea and Morningside into Durban North and La Lucia, which has boosted our property market.”
Reynolds says many primary home buyers are seeking secure living with work-from-home office space. “The most buoyant price band is between R3 million and R6 million, which generally equates to the purchase of a family home in the area or a secure townhouse in one of the popular estates, like The Gardens. On the whole, we have a consistent stream of transactions in the traditional family home space comprising three to four-bedroom homes which fall into this price band.
Ranch style, family home in The Gardens on the market for R3.250m
“In terms of apartments, Gateway is very popular among first-time buyers who are seeking entry-level options at around R1 million to R1.5 million for a one-bedroom apartment. uMhlanga beachfront and lower La Lucia offer luxury upmarket living on the beach with direct access and so prices for townhouses in these nodes range from R4 million upwards to around R15 million. Penthouses along the beachfront attract a discerning buyer but hold their own in terms of value, with most fetching around R15 million to R20 million, depending on area and condition.
“While we have seen an uptick in activity the luxury market is very discerning and price sensitive. Buyers at this level are astute and have done their research, so they will seize the opportunity to purchase a correctly priced home, but won't acquire anything that is over-priced, therefore correct pricing is key for sellers.”
Reynolds adds that although the North Coast region is often perceived as expensive, there are pockets in this northern coastal belt where apartments can be bought from R1 million – R1.5 million for a one-bedroom unit, with an entry-level price for a two-bedroom unit being around R2 million. Small three-bedroom homes start at around R2.8 million in areas like Glen Anil and Glen Hills and central Durban North homes start from around R3 million.
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