23/05/2026
Makhanda seeing property boom as families leave big cities behind
By Ragel Maritz
An increasing number of South African families are relocating to Makhanda, driven by the town’s prestigious schools, slower pace of life, and growing sense of civic renewal. Recent insights from estate agencies, school leadership, and relocating parents suggest the town is experiencing renewed confidence in its property market, with semigration from larger metropolitan areas steadily increasing.
According to Welmarie Calitz, manager at Pam Golding Properties, Makanda has seen a measurable increase in buyer activity, particularly from families relocating for schooling opportunities.
She explained that buyers are arriving from cities including Johannesburg, Cape Town, East London, and Gqeberha, with demand largely fuelled by the town’s private schools and lifestyle appeal.
Families relocating for schooling are generally purchasing homes between R2.5 million and R4.5 million, while lifestyle buyers are targeting character homes and larger garden properties priced between R2 million and R2.5 million. Investment buyers continue to purchase student accommodation and long-term rental properties, while first-time buyers remain active in the lower price brackets. Carlitz said suburbs such as West Hill, Oaklands, Hill 60, and Kingswood remain among the strongest-performing residential areas.
“We are also seeing growing demand for secure lock-up-and-go homes and townhouses for parents who maintain their primary residence elsewhere but want a base in Makanda during school terms and sporting weekends,” she added.
The town’s schools remain central to this trend. Kingswood College head Leon Grove said the school has observed a notable increase in families relocating from major cities in search of a healthier lifestyle and stronger community values.
“These families are drawn to the town by the exceptional quality of education on offer, a quieter and more balanced lifestyle, strong traditional family values, excellent academic outcomes, and a rich sporting culture,” Grove said.
He added that remote and flexible work arrangements have enabled more families to leave traditional economic hubs behind. “Makhanda offers a unique quality of life, one where families can enjoy the beach within 35 minutes or escape to the countryside in half that time,” he said.
Grove noted that schools and Rhodes University continue to play a major economic role in the town. Sporting and cultural events regularly attract parents and visitors, benefiting local guest houses, restaurants, and businesses. He also highlighted the role of civic partnerships in improving the town’s infrastructure, including work undertaken through Makana Revive.
“There is a growing sense that Makhanda is beginning to turn a corner after years of decline and neglect,” Grove said.
Grove added that the school’s admissions department has also seen increased interest from expatriate families, particularly from the United Kingdom, who view Makhanda’s private schooling as more affordable while still offering strong academics and an outdoor lifestyle.
According to the school, many parents are seeking safer environments and a better quality of life away from urban congestion. “Parents say they are tired of sitting in traffic in big cities and also want to get their children out of the malls,” Grove added, as noticed by their admissions department.
Among those who have recently relocated is Dave Stevens, who moved with his family from Johannesburg to Makanda so his children could attend Kingswood College. “Our primary reason was schooling for our two boys,” Stevens said. “We wanted a smallish co-ed school, and there wasn’t a lot near our home in Johannesburg.”
Stevens explained that the move also reflected a desire to leave behind the pressures of city life. “We got to the point where we felt we’d done our time in the rat race,” he said.
He described the adjustment to small-town life as significant but rewarding. “It feels as though there [is] a lot more time in the day,” Stevens said. “I’m not simply running from moment to moment, but I have the time to stop and really experience the now.”
While he acknowledged that adapting to a close-knit community has taken time, Stevens said the lower levels of violent crime compared to Johannesburg have given his family peace of mind. “There is no doubt that contact crime is significantly lower in Grahamstown compared to Johannesburg,” he said.
Further evidence of the town’s growing confidence comes from RE/MAX Frontier principal Jean Rodgerson and the RE/MAX team, who believe Makhanda is undergoing a major shift driven by civic engagement, infrastructure improvements, and growing investment confidence.
“I think the shift has definitely happened, and we definitely are selling,” Rodgerson said, adding that RE/Max has 60% to 70% market share in Grahamstown.
She explained that local businesses, residents, schools, and civic organisations have increasingly stepped in to improve infrastructure and uplift the town independently of the municipality. “People can physically see things happening — streets being repaired, gardens being maintained, businesses doing their part…." Rodgerson noted that private schools such as St. Andrew’s College, Kingswood College, and Diocesan School for Girls are operating at or near full capacity, which is helping drive demand for housing.
The pools at Kingswood College. Photo: Supplied by Jackie Grove
