Semigration was a major trend in 2020, thanks in part to work-from-home policies laying the groundwork for flexible working arrangements. And while it isn’t as shiny a buzzword as it once was, you can rarely scan a local property news site without spotting at least one article on the topic. Property practitioners can still see it in how buyers make choices — the compromises they’re willing to accept, the areas they target, and how quickly they’re ready to move.
That mobility shows up in Prop Data’s latest poll, where 10.4% of property practitioners named semigration as a key trend shaping 2026, ranking fourth overall. Behind stronger buyer’s market conditions, demand for secure complexes and estates, and the first-time buyer surge, it’s a quieter trend, but one that has remained consistent over the years.
What’s driving this trend?
Lifestyle continues to be a major motivator for semigration. “People are choosing lifestyle over traffic, stress, and long commutes,” says Renata Milanesi, Principal and Director of R and R Real Estate.
“With remote and hybrid work now normal, buyers can live where they want, not just where their office is. Areas that offer space, good schools, nature, and a slower pace of life are very attractive. We see this a lot in the Midlands, where people come for quality of life and end up staying.”
On the property hunt, coastal and lifestyle cities remain highly appealing. “These locations attract buyers seeking improved quality of life, better service delivery, and flexible working arrangements,” explains Kyle Leigh, Founder and Managing Director of The Agency Property Group.
“While semigration has slowed from its peak, it has become a structural part of the market, especially in the Western Cape, rather than a short-term trend driven by temporary conditions.”
Areas that fall short on services are also losing residents and fueling semigration. “The movement away from cities where service delivery shortfalls are constant irritants is inevitable,” notes Chris Tyson, Founder and CEO of Tyson Properties.
“Although there is some improvement in service delivery, the performance of local municipalities still affects property values, with areas offering good services commanding a premium. This is why the Western Cape continues to lead semigration, with KwaZulu-Natal following, especially as infrastructure investments and projects like Club Med come online.”
Employment opportunities further underpin the trend. “The demand is endless,” says Trish Kennedy, Principal and Owner of Zest Property Group. “Many families are moving to cities seeking better employment opportunities and moving into financial brackets that enable homeownership. Developers have also identified this as a very profitable market.”
Where the trend is slowing, pricing is becoming a factor. “Semigration will see a slowdown trend in 2026, as the pricing gap between buying and renting in the areas where semigrators are moving from and to continues to increase, especially for the Western Cape,” adds Herschel Jawitz, CEO of Jawitz Properties.
Spot opportunities in a semigration hotspot
When people are on the move, opportunities show up in unexpected places. The key is being a trusted property practitioner who can help guide the transition.
Build referral networks across regions: “Asking your sellers in provinces like Gauteng where they are moving to will create opportunities for property practitioners who have the ability to refer to their offices in semigration destinations like Cape Town, or who can build referral alliances with independent brands,” says Jawitz.
Highlight the benefits of each area: “Thought should be given to what exactly the benefits are of the area that is being targeted for semigration,” Kennedy. “This will ensure they are in a position to offer guidance in the choice of properties that would be most suitable for the buyers.”
Know the local area inside out: “Learn your areas really well — schools, healthcare, shops, lifestyle, traffic patterns, and future growth,” advises Milanesi. “Semigrating buyers are starting a whole new chapter in their lives. The more helpful and honest you are, the more they will trust you with that big move.”
Guide buyers through unfamiliar markets: “Property professionals need to be familiar with prices, trends and characteristics of established popular semigration markets — from education to medical facilities for those who are downsizing and moving out of cities,” highlights Tyson. “But, they should also be aware of trends which point to the next semigration market that is appealing to buyers once others have been exhausted.”