New semigration hotspot the size of Germany in South Africa

·8 Apr 2025

The Karoo is fast becoming South Africa’s latest semigration hotspot, with demand picking up in key towns across the Western and Eastern Cape.

This is according to Pam Golding Properties, who highlighted the growing demand for property in the region’s small towns.

The Karoo, a semi-desert region in South Africa, covers an area of approximately 400,000 square kilometres, roughly the size of Germany or larger than California.

Wayne Rubidge, Pam Golding Properties area principal for the Karoo, said that the smaller towns’ quaint architecture, historic buildings, and famous “Big Sky” open spaces attract semigrants looking to escape congested cities.

He also noted that it’s a significant draw for hikers, cyclists, birders, astronomers, geologists and crafters.

“Even the Karoo’s culinary revival, boerewors and biltong culture, and improving internet connectivity have drawn a new wave of remote workers and entrepreneurs.”

Rubidge noted a steady trend of people moving away from urban hubs, driven by city congestion and high property prices.

“Having a Karoo property has become an alternative to owning a beach getaway,” he said. “More buyers are investing in the Karoo for semi-retirement, and what once felt remote now offers the promise of clean, safe rural living.”

Three Karoo towns are gaining the most attention—Beaufort West in the Western Cape and Graaff-Reinet and Cradock in the Eastern Cape.

According to Rubidge, these larger Karoo towns serve as important regional centres offering good schools, solid infrastructure, medical facilities, and commercial hubs.

They are also within three hours of the coast and bigger cities like George and Gqeberha. Each has its own airstrip and are closely tied to the surrounding national parks, enhancing the lifestyle and economic prospects.

Beaufort West, known as the ‘capital’ of the Western Cape’s Karoo, is adjacent to the massive Karoo National Park, a major driver of tourism and events.

Graaff-Reinet, the fourth-oldest town in South Africa, is surrounded by the Camdeboo National Park, while Cradock, in the upper valley of the Great Fish River, has the Mountain Zebra National Park and hosts the renowned Fish River Canoe Marathon.

Property prices in the Karoo also add to the appeal. In these larger towns, Pam Golding highlighted that buyers typically spend between R1.2 million and R2.5 million on homes, but bargains can still be found.

“You can find a good-sized two- to three-bedroom house with a yard for under R900,000,” said Rubidge. “In the smaller surrounding villages, a premium property often goes for around R1 million to R1.2 million.”

According to Lightstone data from April 2024 to March 2025, a fifth of recent buyers in Beaufort West were young adults, suggesting growing appeal among younger homeowners.

Graaff-Reinet and Cradock in the Eastern Cape, on the other hand, are attracting an older market, mostly retirees.

Ian Taylor, Pam Golding’s area specialist for Beaufort West, said the town’s housing market has transformed in the last decade.

“Ten years ago, I was helping people sell their homes to move to the coast,” he said. “Now it’s the opposite. People are now moving from the coast to Beaufort West.”

Beaufort West also offers a wide range of properties, from homes under R850,000 to larger family homes priced between R1.2 million and R1.6 million.

Taylor added that the town’s farming and tourism sectors, bolstered by the N1’s traffic, are set to fuel further growth, especially with plans for commercial farms and renewable energy projects underway.

Cradock, meanwhile, serves as a significant transportation hub 230km inland from Gqeberha.

“Most buyers relocating to Cradock are drawn by work opportunities, particularly in agriculture and logistics,” said Rubidge.

Three-bedroom family homes typically sell between R900,000 and R1.4 million, and the town’s two good schools, including the agricultural-focused Marlow High School, add to its appeal.

Graaff-Reinet, known as the ‘Gem of the Karoo’, is experiencing its own transformation. A growing luxury property market is attracting lifestyle buyers.

“Graaff-Reinet has become a destination in its own right,” said Rubidge. “Tourism, luxury shops, new restaurants, and the new Fossil Centre enhance its appeal.” Many buyers are city dwellers or coastal residents looking to return or relocate, tired of the congestion elsewhere in the Cape.