For many buyers monitoring East London’s house prices, the city continues to stand out for value.
With its long white sandy beaches and pleasant sub-tropical climate, East London — also known as Buffalo City — is uniquely positioned. It sits at the gateway to the Sunshine Coast in the north and the Wild Coast in the south. The city offers a wide range of recreational activities, from water sports to outdoor adventure.
Infrastructure and Economic Boost
East London is the only city in South Africa with a commercial river port at the mouth of the Buffalo River. Positive news for the local economy is the planned USD8 million redevelopment of the port. This project will revitalise the structures. Latimer’s Landing facilities will also be upgraded. These improvements will benefit tourism and local business while creating job opportunities, which further supports East London’s house prices.
A Makro store recently opened in the suburb of Gonubie. This created employment. Beacon Bay Retail Park has also upgraded the shopping complex with a new facelift. There is further talk that the IDZ (Industrial Development Zone) has attracted new investors for renewable energy, adding positive momentum to East London’s house prices.
Lifestyle Appeal Supports East London’s House Prices
With a selection of family-friendly beaches along the warm Indian Ocean, East London is well positioned to attract buyers. This includes young families, first-time buyers and long-term investors. Beyond its desirable lifestyle, the city offers larger homes with scenic coastal views at more accessible prices than major coastal metros, say Pam Golding Properties area principals Mandy De Beyer and Rachel Petersen.
Says De Beyer: “Overall, residential property prices in East London offer excellent value for money compared with the major metros. For example, a one- or two-bedroom flat or apartment in Beacon Bay sells for between R1 million and R1.1 million. A typical well-located starter property in this bracket would include two bedrooms, one bathroom and a single garage.
“First-time buyers generally look for freehold townhouses priced between R950 000 and R1.2 million. This range is still attainable in Beacon Bay. Two- to three-bedroom units with a single garage and no levies provide an affordable entry point. In Gonubie, a standard two-bedroom, one-bathroom townhouse with a carport is available for around R850 000. These often have low or no levies. Importantly, banks are showing increased flexibility. This continues to support first-time buyers.
“Value for money is also evident at the next level up. A medium-sized home in sought-after Nahoon can be acquired for R2.2 million to R2.3 million. This includes three bedrooms, two bathrooms, a double garage and a swimming pool. In Beacon Bay, a comparable home sells for between R1.9 million and R2.1 million.”
Estate Demand and Capital Growth
Homes in secure gated estates remain highly sought after in East London. They continue to show strong capital appreciation. In Bishops Country Estate in Beacon Bay, the average selling price has increased by 8.66% over the past year. This reinforces its status as a sound investment. Other well-regarded estates include Princess Alice Ridge in Nahoon and The Quarry on the border of Baysville and Selborne. Prices typically range from R3 million to R6 million in The Quarry, from R3 million to R8 million in Bishops Country Estate, and from R5 million to R8.5 million in Prince Alice Ridge.
Semigration Trends Driving Demand
Says Petersen: “Semigrants are relocating to East London for its lifestyle appeal and close-knit community. The city offers a relaxed coastal atmosphere while still providing the benefits of a larger city. Residents enjoy proximity to leading schools such as Selborne College, Clarendon, Hudson Park, Merrifield, Stirling and OosKus. There are also quality hospitals and a full range of amenities. Most of our purchasers are either local buyers moving within East London or semigrants from Durban, Johannesburg, King William’s Town, Butterworth and Mthatha.
“Activity in the housing market has improved in 2025 compared to the previous year. The most active price band is between R1.5 million and R3 million. The top end of the market ranges from R4 million to R12 million. The most sought-after high-end suburbs are Nahoon Beach and Blue Bend. A modern home in Nahoon Beach with river and river-mouth views typically sells between R9 million and R10 million.
“Those relocating to East London are primarily seeking freehold properties. Younger buyers and retirees prioritise modern, single-storey townhouses with double garages, small gardens and pet-friendly features. These are generally priced below R2 million. Middle-aged buyers (36–49 years) typically look for freehold family homes close to schools, shopping centres and offices. Their ideal home has four bedrooms, a double garage, a swimming pool and sufficient bathrooms. Prices range from R2.5 million to R3.5 million.”
Popular Suburbs and Easy London’s House Prices Benchmarks
For ease of comparison, De Beyer and Petersen provide an overview of popular suburbs in East London.
Nahoon
Close to leading schools, quality healthcare, Nahoon Beach and the Golf Club, the average home price in 2025 to date is R2.45 million. Freehold sales activity has nearly doubled since 2024. Sectional title sales have remained stable. Vacant-land activity has also risen. Notably, 57% of recent buyers are under the age of 50.
Beacon Bay and Beacon Bay North
These suburbs offer a wide range of property options. They combine suburban tranquillity with convenient access to amenities. The average selling price for 2025 to date is R2.6 million. In Beacon Bay North it is R1.6 million. Purchasers aged between 36 and 49 account for 41% in Beacon Bay and 44% in Beacon Bay North. Freehold sales have held steady. Sectional title has weakened slightly. Vacant plot sales have slowed this year.
Gonubie
Popular with young professionals, families and investors, Gonubie is in high demand. Buyers are attracted by its coastal lifestyle, natural beauty, safety and value for money. The average selling price in 2025 was R1.475 million. A standard two-bedroom townhouse sells for around R850 000.
A typical three-bedroom home sells for about R1.5 million. This increases to around R2 million if the property includes a flat and is in good condition. A well-located three-bedroom home with views and a swimming pool averages R2.5 million.
East Coast
Post-Covid remote-working trends encouraged many residents to relocate to the East Coast. This stretch covers areas 20 km to 150 km from the city. Homes benefit from proximity to the sea, rivers and natural surroundings. Many families have purchased ready-built homes or plots to build bespoke properties.
The East Coast includes coastal villages such as Glen Stewart, Glen Navar, Sunrise-on-Sea, Balugha River Estate, Khamanga Bay, Cintsa and Cintsa West. Balugha River Estate provides a useful example. Over the past year, the average selling price for a residence has been R3.25 million. Vacant land averages R455 000. This reflects a notable 30% increase in value compared to last year.
For further information telephone +27 43 705 4000 or email mandy.debeyer@pamgolding.co.a or rachel.petersen@pamgolding.co.za.
