Goodbye Cape Town – the small towns South Africans are moving to instead
South Africans are increasingly saying goodbye to Cape Town—but most are not leaving the Western Cape.
Instead, many are migrating to smaller towns that offer more space, less congestion, and better affordability, while still keeping them close to the city’s economic opportunities.
This is according to Samuel Seeff, chairman of the Seeff Property Group, who told BusinessTech that over the past decade, the City of Cape Town has experienced significant expansion and population growth.
“Traffic congestion and limited improvements to road infrastructure have made commuting and access to business hubs increasingly challenging.”
Cape Town continues to draw buyers looking for reliable services, security, and a high quality of life.
However, Seeff said the pressure of living in a rapidly growing city has pushed many people to look beyond its borders.
“Our agents have observed a growing trend of people choosing to leave the city for quieter, surrounding areas,” he said.
These buyers want a slower pace, better value for money, and less day-to-day congestion—but without giving up access to schools, services, or job opportunities.
One of the biggest draws is the Winelands region, including Stellenbosch, Paarl, and Somerset West.
Seeff said former Cape Town residents are turning to the Winelands for its country feel, wine farms, and access to some of the province’s best education options.
Families prioritising schooling have no shortage of options, with institutions such as Paul Roos in Stellenbosch and Paarl Boys High and Paarl Gymnasium.
Lifestyle estates are a major part of the appeal. Somerset West offers estates like Erinvale and Boskloof.
Stellenbosch boasts De Zalze, and Paarl is home to popular semigration hotspots such as Val de Vie and Boschendal.
Prices range widely, but Seeff noted that R5 million to R15 million is typical, although upmarket properties go well beyond that.
Small coastal towns in demand
Another major shift is toward the Garden Route, especially Mossel Bay, George, Knysna, and Plettenberg Bay.
These towns have long been retirement favourites, and Seeff said they are now attracting families and younger semigrants from Cape Town as well.
“George and Mossel Bay offer a quieter lifestyle and excellent schools, especially Afrikaans-medium schools, and prices are lower compared to Cape Town,” he said.
With George functioning as a regional hub—complete with an airport, major mall, and top medical facilities—it has become one of the most practical alternatives for households seeking a change of pace.
Family homes typically fall between R2.5 million and R5 million, with sectional title units providing more accessible entry points.
Knysna and Plettenberg Bay draw more older buyers and retirees. The natural beauty, slower pace, and strong community appeal continue to attract long-term relocators.
Seeff noted that prices are a bit higher, with a general range of R3 million to R6 million for most homes.
But luxury is also a major part of the market, with Plett and estates like Pezula, Simola, and Thesen Islands offering properties in the R10 million to R30 million bracket.
The West Coast is also drawing a steady flow of former Cape Town residents. Yzerfontein, Langebaan, and St Helena Bay provide relative affordability and a calmer atmosphere while still being within one to two hours of the city.
“Yzerfontein and Langebaan have become popular commuter towns for those with business interests in Cape Town,” Seeff said.
Many residents maintain a hybrid lifestyle, keeping a base in Cape Town while spending much of their time on the coast.
Schooling options include Curro in Langebaan, and the area is close to Vredenburg, the region’s main economic centre.
Houses typically start around R2.5 million and can climb to R8 million, depending on size and location.
Further east, the Overberg region—including Hermanus, Swellendam, and Bredasdorp—offers another popular option for semigration buyers.
These towns provide a mix of coastal and country living, strong governance, reliable services, and a reputation for safety.
“They are only about two hours from Cape Town, which makes them a popular alternative for those looking for a quieter, more wholesome lifestyle,” Seeff said.
Families find the areas appealing for raising children, and many newcomers start small businesses.
Prices average between R1.8 million and R3.8 million but can rise depending on the property and location.
Finally, the Swartland towns of Malmesbury and Riebeek Kasteel are seeing a surge in demand.
Malmesbury is close enough for daily commuting, with the N7 offering easy access to Cape Town, while still providing a laid-back, rural atmosphere.
“The town offers a country lifestyle and good schools, and you’re close to West Coast beaches and the Riebeek Valley wine farms,” said Seeff.
Prices are more accessible, ranging from R1.5 million to R3.5 million. Riebeek Kasteel, known for its charm and creative community, is pricier, generally between R2.5 million and R4.5 million, with luxury homes costing more.
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