INTER SUBURB TRENDS

People migrate within and between suburbs in a predictable pattern, dictated by house prices and their personal financial circumstances.

Myles Wakefield, CEO of Wakefields Real Estate, pinpoints clear inter-suburb trends, driven by a number of factors: “It’s probably most marked with Kwazulu-Natal’s upwardly mobile middle class whose financial circumstances are improving so they’re climbing the ladder into suburbs which have a stronger school offering, improved transport, easier accessibility to work opportunities, better retail and a more secure environment.

“Clearly, the emerging market is growing and strengthening, born out by the strong sales figures in those suburbs, and the steady migration in and out of them. Movement between less affluent to more affluent suburbs is an indication of a healthy property market in any country, but in South Africa, it’s a strong, welcome sign that by and large, the economy and its workforce are working as they should. 

“A very strong residential market is that of the broader Pinetown area, where a strong South African middle class is emerging.

Take Malvern - buyers are converging there from Chatsworth, while in Pinetown, homeowners are moving into the suburb from Umlazi.  When Pinetown resident’s circumstances improve, they choose homes in Westville, Cowies Hill, and the Upper Highway areas of Hillcrest and Kloof.  Newcomers to Phoenix are coming from Kwa-Mashu.”

He added, “It’s important to note that many suburban moves occur within a single suburb. As with everywhere, there are more desirable roads or corners of a suburb, and as families grow or shrink, decisions about property size, preferred blocks, school zoning areas, and other factors come into play. 

“Suburban movement trends are very strong in the triangle of Upper Highway, Berea and the North Coast. Those who live in the Upper Highway, either grew up there or come up the hill from Westville and Cowies Hill. Waterfall is also seeing an increase in buyers from local emerging markets such as Effingham. Upper Highway residents usually stay there and expand or contract homes within the Kloof/Hillcrest areas. Some will move to the north coast – areas like Ballito which is probably equitable in terms of house prices, but the Umhlanga region too – often in order to move closer to family. Because Umhlanga is effectively our new city centre, many young people work on the Ridges or surrounding businesses hubs, and live there - grandparents want to be closer to them. Other families relocate north to be closer to work.

In addition, those on the Berea who decide to move from ‘town’, often choose the Upper Highway where house prices are more on a par, over moving North.  Waterfall, Hillcrest and Kloof retirement options, too, offer a seamless move for those who live inside the region.   

Just as those on the Berea/Morningside move away from town life to the more countrified one of the Upper Highway, just as many choose a coastal one up north. Durban North is seeing buyers from both the Berea and the Upper Highway – young people who work north - as well as neighbouring emerging suburbs such as Effingham. Those who grew up and live in Durban North tend to stay around there, unless they’ve moved to retirement or gated estates which are more prevalent further north. Those living on the north coast in areas like Umhlanga or estates like Mount Edgecombe, either remain there or move within the neighbourhood or estate.