Burgeoning lifestyle estates on KZN North Coast proving a magnet for home buyers

Against the backdrop of national coastal house price inflation rising to +5.7% in May 2025 (Source: Lightstone statistics) – with capital appreciation of homes fuelled by demand, the appealing coastal areas north of Durban such as uMhlanga and Ballito continue to lead the way as estate living in particular is increasingly sought after among home buyers – from both a lifestyle as well as an investment perspective.

More often than not, homes within appealing lifestyle estates enhance value because they offer what the market is seeking, and so purchasing in a reputable, well-located and managed estate can be a prudent investment, and is furthermore likely to attract a quality tenant if the goal is investment and to rent the property out, says Dr Andrew Golding, chief executive of the Pam Golding Property group.

“The KZN North Coast strip has proven extremely popular, with areas like Durban North, La Lucia, uMhlanga, Sibaya and Ballito sought after for their variety of estates with a range of options, prime locations on the beach and excellent infrastructure with established schools, hospitals, shopping malls and office parks easily accessible.”

According to Gareth Bailey and Carol Reynolds, Pam Golding Properties area principals in the uMhlanga and Durban North areas north of Durban, with its prime location, warm climate, ocean views, beach access and proximity to King Shaka International Airport, this region is home to numerous secure, high-end lifestyle estates which offer home buyers and investors a unique combination of lifestyle, convenience and long-term value retention.

This view is echoed by Dave Cameron, the company’s area principal in Ballito, who says there has always been a leaning in this coastal region towards gated estates, with more popping up. “Such is the demand that homes within secure estates command a premium of 30% over freehold homes outside estates. Out of the established estates, Simbithi has been the most consistent over the past four or five years with Zimbali, Brettenwood, Palm Lakes and Dunkirk rounding off the top five. However, we have seen a large shift in the market to the likes of Seaton and Zululami, given the high lifestyle appeal of being able to walk off your estate onto pristine ‘hidden’ gem, Christmas Bay beach. This demand is coupled with the facilities and infrastructural improvements made by the developers in the area, which boosts buyer confidence and demand.”

Says Reynolds: “In uMhlanga and Sibaya, secure estates such as Gold Coast, Hawaan Forest and Izinga are experiencing increased demand. Johannesburg commuters are seeking a beach lifestyle and want to invest in secure family homes within estates here, so that their children can grow up near the beach in a more relaxed environment. In terms of pricing, we reached the bottom of the cycle last year (2024) during the pre-election period, but are now experiencing a positive uptick. The more traction KwaZulu-Natal gains with all these exciting developments, the more prices will escalate.

“For example, last year we had an oversupply of stock, with some properties sitting on the market for as long as six months or more, however this year we have sold several properties within one week of listing, and in a few cases, even had multiple offers on each property. As soon as buyers compete for stock, prices start to escalate, and currently we are beginning to see the shift out of a buyers’ market into what might become a sellers’ market.”

Reynolds says as estates drive prices upwards, freestanding homes start to gather momentum with those who cannot afford estate living shopping around for freestanding homes outside estates. “This new sect of buyers is then upgrading and renovating grand old homes with the result that more established suburbs like Durban North are being upgraded and modernised with these spacious residences on large, level stands being restored to their former glory. These upgrades then drive the prices up in suburbs like Durban North, increasing the value of residential property assets.”

Adds Cameron: “There are certainly a great deal of options to choose from across the variety of estates along this coastline, each with its own appeal which enables buyers to select the best lifestyle for their particular stage in life. Successful estates need to incorporate a wide range of products that speak to all price bands to ensure ongoing interest across all markets. There’s always a demand for good investment buys on the beachfront, and compared to last year, we are seeing more movement around the R3 million to R5 million price band. However, the sweet spot in the Ballito area and surrounds seems to be freestanding homes within a gated estate, in the price range between R6 million and R8 million.

“That said, with many younger families looking to buy, residences are also more accessibly priced in estates such as in One on Seaton – priced from R3.7 million to R7.5 million for sectional title apartments; Serrano Estate in Seaton where sectional title apartments with sea views range from R4 million to R11 million; and Salt Rock City – ideally located with shopping centres already built – with vacant land from R950 000 or plot and plan options priced up to R4.5 million for freestanding homes.

“Notably, land sales in Seaton are extremely active with front row homes on the beach almost all sold at prices up to R15 million. We recently concluded the sale of a home in Zimbali for R19 million, and sold a vacant plot of 1 904sqm in Colwyn Drive, on the beach in Sheffield Beach, Ballito for R14.25 million. Positively, construction on the Seaton Interchange project has commenced, which will alleviate congestion and facilitate access to developments in this region. As development progresses, coupled with the positive sentiment in the market regarding Sheffield and Salt Rock, we are finding local residents and those from elsewhere buying into these areas slightly further north,” says Cameron.

“While our buyers comprise a large contingent from out of town, balanced by those relocating within Ballito, we are currently receiving many international enquiries, no doubt boosted by the exposure for the area as a result of the new Club Med, which is due to open next year (2026),” he says.

Reynolds adds that foreign buyers along this coastline also tend to invest in security estates or secure apartment blocks as KZN offers much better value than the Cape without the traffic congestion that impacts cities like Cape Town and Johannesburg. “Developments like the Sibaya precinct are facilitating privately managed nodes catering for the new estates by expanding the suburban infrastructure to include hospitals, schools, hotels, retail centres and commercial office parks.”

The Sibaya coastal precinct has experienced significant growth, offering a mix of luxury apartments and homes with modern amenities that appeals to high net worth individuals looking for sound investment opportunities. The affluent are also drawn to freehold homes in secure estates like Izinga, Signature and Hawaan Forest Estate, while luxury beachfront apartments and penthouses in developments such as The Pearls of uMhlanga, offers premium amenities and strong capital appreciation.

The demand for Sibaya will continue as plans unfold for new infrastructure, which includes a commercial and retail hub, beach clubs, a school and a private, secured lifestyle in a fully managed precinct, while Hawaan Forest and Izinga are ideally located in the heart of uMhlanga close to schools, hospitals and the uMhlanga business district.

Reynolds says currently, The Executive in La Lucia achieves prices in the R20 millions, Hawaan Forest Estate sees prices in excess of R15 million, while new nodes like Sibaya with upmarket estates like Gold Coast and Signature, see the latter offer entry level homes starting at around R20 million and reaching over R50 million.

In August this year (2025) Pam Golding Properties is launching to market a new luxury estate on the beachfront in Durban North which will offer everything from golf to beach to restaurant, conference centre, wellness centre and a clubhouse. Reynolds says the new development has a strict manifesto on preserving the natural ecosystem, rehabilitating the dunes and existing forests, with green spaces integral to the overall aesthetic. “Infrastructure and amenities are a key component of new estates, with most estates encouraging water reticulation and solar panels – while new road infrastructure ensures good traffic flow. The estates offer a variety of amenities from padel courts to leisure centres, gyms and tennis courts, while some offer equestrian facilities, golf courses, walking trails and access to beaches,” says Reynolds.

For further information visit www.pamgolding.co.za

Posted by The Know - Pam Golding Properties