The Semigration Shuffle: Why Some South Africans Are Rethinking the Coast

If you’ve been following South African property trends (or perhaps just chatting to a few friends who’ve recently packed up and moved), you’ll have heard of semigration. It’s the term we use to describe the internal migration of South Africans, particularly the shift from big inland cities like Johannesburg to coastal areas like Cape Town,  the Winelands, and the Garden Route. And for a good while, that was the dominant direction of movement — away from the hustle and into the mountains, oceans, and wine farms.

But there’s a new chapter unfolding in this story — and like most things in South Africa, it’s layered, dynamic, and a bit unpredictable.

So, What Was Semigration?

Post-2020, when remote work became more common, thousands of professionals and families began reevaluating their lifestyles. If you no longer need to be in an office five days a week, why not trade the Highveld’s skyline for sea views and sunsets?

The Western Cape became the crown jewel of this movement. Cape Town offered not only natural beauty but a sense of stability, along with solid infrastructure and a healthy dose of work-life balance. The Winelands and Garden Route followed closely behind, enticing semigrants with charming towns, good schools, and a slower pace of life.

Image: Peggy und Marco Lachmann-Anke 

But Now, the Tide’s Turning

Recently, though, some property experts have observed a reverse semigration trend taking shape. More people, particularly working professionals, are returning to Johannesburg. And it’s not just nostalgia pulling them back.

1. Job Opportunities & Return-to-Office Culture

Johannesburg is still the economic engine of South Africa. According to Stats SA, it contributes nearly 16% of the national GDP and produces over 40% of all business services output. That’s a significant drawcard for anyone whose job isn’t as flexible as it once was. As hybrid and in-office expectations creep back in, some have no real choice but to relocate.

2. Cost of Living

There’s no sugar-coating it: Cape Town is expensive. Data from Lightstone shows that property prices in Cape Town have risen nearly 25% over the past five years, compared to just 12% in Johannesburg. For many, the dream of a coastal life is being outpaced by reality. More and more South Africans are finding that they can get far more for their money in Joburg - bigger homes, bigger gardens, and more affordable day-to-day living.

3. More Space, More Value

While Cape Town’s lifestyle still holds massive appeal, the space crunch is real. If you’ve got kids or dogs or a growing business, a small flat near the mountain may not be quite enough. In Joburg, you can often afford a full house with a garden,  and still have change left over for that dream holiday back down the coast.

Image: Gia Conte-Patel

What This Means for Cape Town

The Western Cape isn’t losing its shine, not by a long shot. It remains one of the most desirable places to live in the country. But what we're seeing now is a bit more nuance in the movement patterns.

Rather than a one-way ticket, semigration is starting to look more like a seasonal shuffle — people trying out life in the Cape, reassessing priorities, and sometimes choosing to return to Johannesburg for financial, professional or personal reasons.

Image:  hinza2018 

Final Thought

Semigration isn’t over — it’s evolving. The pull of the coast remains strong, but reality (and rent) have a way of reshaping even the best-laid plans. Whether you’re considering a move, a visit, or just watching it all unfold from afar, the South African property landscape is one worth keeping an eye on.

And when you're next in Cape Town, you know where to find us. Check out Nox Cape Town for all your Cape Town accommodation needs. 

Cover Image: Manie Van der Hoven