In answering the question of "What Is the Best Area to Live in Durban"?, Caritas Properties has decided to provide snapshots table of comparisons, a concise, overview data-driven tables showing current market conditions, property trends, in a specific location, helping readers, clients, sellers, buyers and renters to understand hyperlocal real estate issues and help all make better and informed decision.
These are not "holy grail" comparison tables but the best data of its kind today.
Table 1
Comparison Table 1A: Popular Durban Suburbs at a Glance.
Suburb | Location Type | Property Mix | General Price Position | Typical Appeal |
|---|---|---|---|---|
Umhlanga | Coastal / Urban | Apartments, estates | Premium | Professionals, expats |
La Lucia | Coastal / Residential | Houses, estates | Premium | Families, long-term buyers |
Durban North | Urban Residential | Houses, townhouses | Mid–Premium | Families, commuters |
Westville | Suburban | Houses, estates | Mid–Premium | Families, academics |
Hillcrest | Inland / Greenbelt | Houses, estates | Mid-range | Families, retirees |
Kloof | Inland / Greenbelt | Houses | Mid-range | Nature-focused buyers |
Morningside | Central | Apartments | Entry–Mid | Professionals, renters |
Musgrave | Central | Apartments | Entry–Mid | First-time buyers |
Glenwood | Central | Apartments, houses | Entry–Mid | Investors, students |
Ballito | Coastal Town | Estates, apartments | Mid–Premium | Families, remote workers |
Umhlali | Semi-rural / Town | Houses | Mid-range | Buyers seeking quieter pace |
Salt Rock | Coastal | Estates, houses | Premium | Lifestyle-driven buyers |
Sheffield Beach | Coastal | Estates | Premium | Families, estate living |
Comparison Table 1B: Popular Durban Suburbs at a Glance.
Suburb | Location Type | Property Mix | General Price Position | Typical Appeal | Proximity to CBD | Family-Friendly | Safety Perception |
Umhlanga | Coastal / Urban Edge | Luxury apartments, gated estates, townhouses | Premium | Upscale beach lifestyle, shopping (Gateway), corporate hub, safe & modern | ~15 km N | High | Very High |
La Lucia | Coastal / Residential | Large homes, secure estates, townhouses | Premium | Quiet, leafy, near Umhlanga & beaches, ideal for professionals & families | ~12 km N | High | High |
Durban North | Coastal / Established | Traditional homes, newer developments | Mid to Premium | Well-established, good schools, beach access, mature gardens | ~10 km N | High | High |
Westville | Inland / University | Family homes, student digs, townhouses | Mid to Premium | Academic vibe (near UKZN), green, suburban calm, good value | ~8 km W | Moderate-High | Moderate-High |
Hillcrest | Inland / Hillside | Family homes, smallholdings, estates | Mid-range | Scenic hills, spacious properties, semi-rural feel, good schools | ~20 km W | High | High |
Kloof | Inland / Leafy | Large stands, luxury homes, eco-estates | Mid-range | Prestigious, green, quiet, popular with executives & families | ~18 km W | High | High |
Morningside | Inner-City / Central | Apartments, townhouses, renovated homes | Entry to Mid | Central, trendy, close to hospitals, universities, nightlife | ~3 km N | Moderate | Moderate |
Musgrave | Inner-City / Central | Apartments, student housing, older homes | Entry to Mid | Central, affordable, near CBD & Berea, youthful energy | ~2 km N | Low-Moderate | Moderate |
Glenwood | Inner-City / Bohemian | Student digs, renovated cottages, studios | Entry to Mid | Artsy, vibrant, close to UKZN & Durban city centre, café culture | ~2 km W | Low | Moderate |
Ballito | Coastal / Resort Town | Apartments, coastal estates, holiday homes | Mid to Premium | Fast-growing, lifestyle estates, beaches, ideal for remote workers & retirees | ~60 km N | High | High |
Umhlali | Coastal / Semi-Rural | Family homes, small farms, coastal plots | Mid-range | Peaceful, community feel, near Ballito, scenic countryside | ~65 km N | High | High |
Salt Rock | Coastal / Holiday Spot | Coastal homes, holiday rentals, estates | Premium | Exclusive beach lifestyle, scenic cliffs, upmarket retirees & holidaymakers | ~70 km N | Moderate | High |
Sheffield Beach | Coastal / Small Town | Coastal cottages, modern homes, holiday lets | Premium | Quiet beach town, safe, relaxed pace, popular with retirees & families | ~68 km N | High | Very High |
Table 2
Comparison Table 2A: Best Durban Suburbs by Lifestyle.
Lifestyle Need | Suburbs That Fit Well |
|---|---|
Young professionals | Umhlanga, Morningside, Musgrave |
Families with children | Durban North, Westville, Hillcrest, Sheffield Beach |
Quiet, nature-focused living | Hillcrest, Kloof, Umhlali |
Central convenience | Morningside, Musgrave, Glenwood |
Coastal lifestyle | Umhlanga, La Lucia, Salt Rock, Ballito |
Estate living | Ballito, Sheffield Beach, Salt Rock, Cowies Hill area |
Investment and rentals | Glenwood, Umbilo, Morningside, Musgrave |
Comparison Table 2B: Best Durban Suburbs by Lifestyle.
Lifestyle Need | Suburbs That Fit Well |
Upscale Beach Living | Umhlanga, Salt Rock, Sheffield Beach, La Lucia |
Family-Friendly & Safe | Hillcrest, Kloof, Durban North, Ballito, Umhlali |
Close to City & Nightlife | Morningside, Glenwood, Musgrave |
Student or Young Professional | Glenwood, Musgrave, Morningside, Westville |
Academic / University Proximity | Westville, Glenwood, Musgrave |
Semi-Rural Peace & Space | Hillcrest, Umhlali, Kloof |
Retirement or Holiday Home | Ballito, Salt Rock, Sheffield Beach, Umhlali |
Corporate / Executive Living | Umhlanga, La Lucia, Kloof, Durban North |
Affordable Urban Living | Musgrave, Glenwood, Morningside |
Coastal Lifestyle (North Coast) | Ballito, Umhlali, Salt Rock, Sheffield Beach |
Table 3
Comparison Table 3A: Renting vs Buying in Durban.
Suburb | Better for Renting | Better for Buying | Notes |
|---|---|---|---|
Umhlanga | ✓ | ✓ | High rental demand, premium pricing |
La Lucia | ✓ | Long-term residential appeal | |
Durban North | ✓ | Family homes, stable ownership | |
Westville | ✓ | Owner-occupier focused | |
Hillcrest | ✓ | Space and long-term value | |
Kloof | ✓ | Lifestyle buyers, limited rentals | |
Morningside | ✓ | Apartment-heavy market | |
Musgrave | ✓ | ✓ | Entry-level buying possible |
Glenwood | ✓ | ✓ | Strong investor interest |
Ballito | ✓ | ✓ | Lifestyle rentals and buyers |
Umhlali | ✓ | Slower market, owner-driven | |
Salt Rock | ✓ | Premium coastal ownership | |
Sheffield Beach | ✓ | Estate-focused, family buyers |
Comparison Table 3B: Renting vs Buying in Durban.
Suburb | Better for Renting | Better for Buying | Notes |
Umhlanga | ✅ (Short-term) | ✅ | High demand for rentals; strong capital growth for buyers |
La Lucia | ❌ | ✅ | Limited rental stock; ideal for long-term owners |
Durban North | ✅ | ✅ | Balanced market; good rental yields (~6–7%) |
Westville | ✅ | ✅ | Popular with students & families; steady appreciation |
Hillcrest | ❌ | ✅ | Low rental turnover; better as long-term investment |
Kloof | ❌ | ✅ | Owner-occupier dominant; low rental inventory |
Morningside | ✅ | ✅ (Entry-level) | High rental demand (young professionals); affordable entry point for buyers |
Musgrave | ✅ | ⚠️ (Risk-aware) | Affordable rentals; buying requires attention to location within suburb |
Glenwood | ✅ | ⚠️ | Student-heavy rentals; property values slower to rise |
Ballito | ✅ (Holiday) | ✅ | Strong dual demand: holiday rentals + permanent buyers; rapid development |
Umhlali | ❌ | ✅ | Mostly owner-occupied; limited short-term rental market |
Salt Rock | ✅ (Holiday) | ✅ | High-end holiday rentals; premium buying for lifestyle or investment |
Sheffield Beach | ✅ (Holiday) | ✅ | Safe, low-crime; growing interest from remote workers & retirees |
Key:
✅ = Strongly suited
⚠️ = Possible, but with caveats
❌ = Generally not ideal
These snapshots should be used coupled with the the article "What Is the Best Area to Live in Durban?"
The comparison tables are available in pdf on request.
