South Africa’s housing market closed 2025 with renewed momentum, but unlike previous cycles where semigration dominated the narrative, latest data suggests that affordability may be the primary force shaping the current market recovery.
“Following the five interest rate cuts implemented in 2025, the property market has shown clear signs of renewed momentum as improved affordability and growing buyer confidence have contributed to a noticeable revival across several regions. What stands out is that this recovery appears to be driven less by semigration trends and more by financially conscious decision-making,” says Adrian Goslett, CEO and Regional Director of REMAX Southern Africa.
Nationally, based on performance within the REMAX SA network, the country’s average house price increased by 4.2% year-on-year in Q4 2025.
While the Western Cape continued to record strong price growth of 15.5% year-on-year, the overall trend suggests that buyer demand is spreading out. At the same time, Gauteng recorded a 4.4% year-on-year adjustment within the REMAX network, marking a notable turnaround from the price decline recorded in the previous quarter. This shift may reflect a combination of available stock, pricing realignment, and changing buyer priorities.
Lightstone data supports the view that semigration is no longer the dominant structural driver of housing activity. Excluding first-time buyers, 83% of homeowners who sold and purchased property again remained in the same province, of which, 63% remained within the same municipality. While the Western Cape remains the only province to have recorded a net gain in migration above the R500 000 price band over the past five years, recent trends suggest that inflows into the province have moderated compared to prior years.
Goslett notes that shifting workplace dynamics and changing affordability trends are increasingly influencing where buyers choose to purchase. As property prices in the Western Cape continue to rise and many companies are encouraging return-to-office mandates, the wave of semigration evident in recent years appears to be moderating.
Within the REMAX network, property market activity followed its typical seasonal rhythm, with Q4 2025 emerging as a period of heightened urgency among buyers and sellers. REMAX listing that were published and sold within the fourth quarter of 2025 achieved an average turnaround time of just 14 days, as purchasers accelerated their decision-making to secure a home before the holiday period, while sellers listing late in the year were generally motivated to conclude transactions ahead of the new year.
Top Searched Suburbs
Online search behaviour on remax.co.za further reflected broad-based interest across regions:
1. Parklands, Western Cape
2. Bryanston, Gauteng
3. Protea Glen, Gauteng
4. Morningside, Gauteng
5. Westville, KwaZulu-Natal
The strong representation of Gauteng suburbs alongside Western Cape and KwaZulu-Natal locations indicates that demand remains widely distributed rather than driven by a single semigration destination.
Final Thoughts
“As we move into 2026, buyers appear to be making strategic decisions based on affordability, value and long-term sustainability. While semigration remains part of the landscape, it is no longer the primary force behind market momentum. The next phase of growth will favour realistic pricing, regional value opportunities and professional guidance,” concludes Goslett.
For more information, or to get in touch with a trusted real estate advisor from the largest real estate brand in Southern Africa, visit www.remax.co.za.
