Business Day Home Front 04 December 2015

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FRIDAY, DECEMBER 4 2015

HOMEFRONT PAGE 2

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LA COLOMBE PUTS THE HEAT BACK ON

NO FESTIVE BRAKES ON PROPERTY

PAGE 12

WHY SA CITIES NEED SHARED MOBILITY

PAGE 16

MAURITIUS AS A SMART INVESTMENT

Airbnb targets South African growth Airbnb, the Uber taxi equivalent of short-term property rentals, is growing in SA. The bestperforming properties seem to be those that offer a connection between the owner and the traveller WORDS: GEORGINA GUEDES :: PHOTOS: ISTOCK

CONTINUED ON PAGE 6

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LIFESTYLE

Friday December 4 2015

FOOD

Searing-hot property La Colombe has always been an eating destination with a waiting list.

Its recent move to a Constantia Nek estate and a chef of the year award just extended the queues WORDS: KIM MAXWELL :: PHOTOS: SUPPLIED

T

ackling the winding roads of Silvermist Mountain Lodge and Wine Estate to reach La Colombe restaurant in its new Constantia Nek location, the gradual elevation and snatched glimpses of Constantia vineyards focus your mind on your appetite. On breezy days, a mass of trees whistle.

Inside the restaurant an intimate private room offers views of the white gum forest on one side, while a bar at the opposite end leads to casual courtyard tables. The open kitchen offers drama for indoor diners, but the plum seats are on an enclosed terrace at the gable end, which shows off magnificent mountains, gum trees and the chefs’ vegetable-and-herb boxes growing below.

Source Design wanted the new La Colombe to feel like an elevated timber tree house up high on an organic wine farm at the top of Constantia Nek. The design brief used a “fresher environment” to draw attention to La Colombe’s intricately composed dishes.

The crisp white interiors tie in with white table linen, while walls mix an array of charcoal and dove greys.

Aged oak floors and black cast-iron metal straps hint at the wine barrels hidden in the cellar below.

Silvermist Estate is the only certified organic wine producer in the Constantia Valley. Andrew and Troy Constandakis own La Colombe in partnership with chef Scot Kirton.

Front-of-house manageress Jennifer Hugé takes care of the rest, from staff training to precise foodand-wine pairings delivered in quality stemware. This is a restaurant where you’ll recognise the same serving staff year after year. They effortlessly describe dishes despite multiple elements and seem to know how to make diners feel special but not harassed.

La Colombe ranked second in SA in the recent Eat Out awards and Kirton was named Chef of the Year 2015. Depending on how many courses you are having, lunch or dinner could start with home-made breads and innovative butters. A dish could partner raw and cooked together in a beef tartare mixed with seared beef tataki and assorted Asian flavours under a crunchy noodle nest. Perhaps a vibrant, unusual cucumber and strawberry dessert, coffee arriving with extra sweet nibbles.

This is skilled food that is as beautiful to look at as it is to eat. It requires a higher spend for that privilege.

PROPERTY 101 Silvermist Estate is a familyowned property purchased in 1984 by the Louw family trust. It had only the ruins of a manor house when they bought it.

La Colombe restaurant is about 180m2, excluding the terrace and garden courtyard.

This building-turnedrestaurant was constructed in 1990.

Some of the materials used were salvaged by the Louw family from the Hohenort tennis clubhouse and then repurposed on the Silvermist site. The Louws initially used the building as part of Silvermist estate’s lodge.

La Colombe was renovated by current owners Andrew and Troy Constandakis, with head chef Scot Kirton. It reopened in October 2014.

“Source Design wanted the new La Colombe to feel like an elevated timber tree house up high on an organic wine farm at the top of Constantia Nek”

LIFESTYLE Friday December 4 2015

DESIGN

10 questions to Eat Out Chef of the Year 2015 Scot Kirton 1. Your food preferences in property terms: security/ convenience of a housing estate, a fixer-upper historical classic, or pushing boundaries with a modern, impractical architectural wonder? Definitely a modern impractical wonder.

2. “It’s not just a dish, it’s an experience.” Why do you say that? At La Colombe we don’t just serve food; we try to create memories that last a lifetime. We try to be slightly playful with our food so that it will be remembered, whether it is serving our tuna in a sealed can with ingredients printed on the label, or just a funky way of plating something.

5. One of your signatures is scallop and subtle Korean kim chi cabbage with sweetcorn. Other menu favourites? Yes, the scallop and kim chi, and the tuna with ponzu, wasabi and ginger in a can, are our two signature dishes. Other menu favourites are bone marrow and pickled fish on toast, with capers, herbs and truffle. Some favourites remain even when seasons change but others are replaced more regularly. Some dishes may take 15 attempts before they make the menu.

3. What does it cost? We offer an à la carte lunch menu. Four dinner courses are R535, or an eight-course tasting menu is R790 (R1,190 including wine).

6. When did you plant the veggie ga rden? During the building phase of La Colombe, the chefs wanted a project to fill time in between menu planning, so they decided to plant a garden filled with all the herbs and seasonal vegetables used in the restaurant. It has been a great success and guests love it.

4. Who thinks up the optional wine pairings?

Jennifer Hugé is the main force behind the wine pairings. She works closely with me, has an incredible palate and her knowledge of wines wows our guests every day.

7. Is it about awards or repeat customers? It is definitely about regular customers who support us throughout the year, but the awards make it worthwhile for chefs to gain recognition for their hard work.

Awards also bring first-time

customers to see what all the fuss is about. We seem to be getting more dietary requirements from guests — some come in with cards printed with 20 things they can’t eat — so it becomes quite perplexing at times, but we challenge ourselves to meet them.

8. Is there a typical La Colombe diner? Lunch is a lot more casual ­— guests are welcome in shorts and slops. Dinner tends to be a lot more formal. La Colombe is not only a destination restaurant for tourists; we have very loyal locals throughout the year and offer great winter specials in the off-season.

9. You said a hypercritical audience judges every plate.

Solution? The pressure is huge to deliver on every plate. So the food can’t be over complicated: every item on a dish needs a purpose. It is often very tempting to just keep adding components, but dishes are often better through removing components, keeping it simpler and focusing on flavour.

10. How long is the waiting list?

We are fully booked until January 9 and the waiting list is closed on most days.

“The pressure is huge to deliver on every plate. So the food can’t be over complicated: every item on a dish needs a purpose” Scot Kirton, head chef, La Colombe

WORDS: CHRIS REID :: PHOTOS: KITTICRAFT AND GAMLA

Pet palaces With many couples choosing to delay having children, or preferring to remain child-free, pets are taking pride of place in their homes

T

here’s a trend towards pet owners having their animals’ digs as design-minded as their own, and with that comes spending significantly more on spoiling their furry progeny. There’s also the related trend of highend designer breeds — such as the terminally hip French bulldogs — becoming musthave status items. And when you’re dropping thousands on a dog, their accessories had better match up.

While some people go all out and design dedicated pet rooms, the mass-market application of this trend is mainly around bespoke and high-end pet beds. These provide all the comfort of a standard doghouse or cat bed, but with the design sensibility to complement the rest of the room’s decor.

Locally, KittiCraft produces products in this vein, using laser-cut wood as its medium for a sophisticated, trend-right look. Internationally, we’ve seen everything from customdesigned desks with cat play tunnels to doghouses that mimic architect Frank Lloyd Wright’s homes.

The overall mind-set is summed up by Canadian furniture designer Gamla: when it comes to design, your dog’s objects should be made as well as yours are.

While the idea of luxury pet homes seems like an extravagance to many people, the motivation behind it is interesting from a social

standpoint. After all, many people claim that their pets are a part of the family, and now they can provide them with the living quarters to prove it. www.kitticraft.com; www.gamla.ca

“While some people go all out and design dedicated pet rooms, the mass-market application of this trend is mainly around bespoke and high-end pet beds”

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COVER Friday 4 December 2015

in Cape Town, it will actually be one of our most popular markets globally,” says D’Elia.

CONTINUED FROM PAGE 1

HOW THE SYSTEM WORKS Airbnb describes itself as an “online marketplace that allows travellers to connect with people who have spare spaces in their homes”. For travellers, this provides the opportunity to experience their destination like a local. Homeowners get the opportunity to earn extra money and to host people from all over the world.

Travellers pay Airbnb when they make a booking. Airbnb releases the money to the hosts 24 hours after the guests check in. Airbnb takes 3% of the booking fee from the home owner, and adds a booking fee to the traveller’s costs.

Airbnb targets A South African growth

frica is one of Airbnb’s fastest growing regions, and SA is the best-performing country in the region. The “home sharing” website’s managers have targeted SA for experimentation and support, to assess how they can operate more effectively in the country and the rest of the continent.

“Tourism in SA is seeing impressive movement and continuing to expand. There are quality homes and a fantastic infrastructure,” says Nicola D’Elia, GM for Airbnb Middle East and Africa.

“SA was clearly the country performing best in the region, so we started to explore a little to understand what we can do better and perhaps use SA as a model for the region, although we understand that it’s hard to replicate from one country to another.”

At its most recent market update in mid-November, Airbnb announced that it had grown its home listings in SA to more than 13,000, an update of 163% year on year and a 38% increase since its last market update at the end of July 2015.

“In a little over three months we’ve added more than 4,000 homes, so we’re looking at exponential growth,” says D’Elia.

Cape Town has nearly 7,500 homes listed, which D’Elia says is by far the biggest market for Airbnb in the Middle East and Africa. Cape Town is closing in on cities such as Sydney (12,950), Tokyo (9,345) and Madrid (8,493).

“With the growth we’re seeing

GUARANTEES TOO In the past year Airbnb has introduced its $1m guarantee for homeowners in SA — locally, the amount is capped at R14m — in case of any damage to the property that can’t be amiably resolved between the host and the traveller. But D’Elia says that these kinds of incidents are extremely rare.

“We have a trust and safety team of more than 250 experts working for us 24/7. Over this summer, 17-million travellers used our system, but there were less than 300 calls into our team that were classified as urgent situations. These were not necessarily guaranteerelated, but illustrate the low incidence of this type of event,” says D’Elia.

He believes that the host guarantee, verified ID of guests, secure online payment structure, detailed host profiles, authentic reviews and 24/7 customer support all contribute to this.

STORY OF A CONNECTION Shelley Meskin and her husband bought a Melrose house with a two-bedroom cottage on the same property last year. Meskin says a friend of theirs rents out a garden cottage through Airbnb, and successfully runs it like a guesthouse for short-term travellers. Although Meskin wanted a longer-term rental, she and her husband decided to post their own garden cottage on Airbnb to see what would happen.

A visiting diplomat signed up, and after a few e-mails were exchanged and Meskin checked his reviews (Airbnb requires reviews to be submitted by both the host and the visitor), they entered into a three-month rental agreement.

“We’d tried to rent the cottage through corporate rental agencies and nothing had worked out. So we put it on Airbnb, and it took a while, I think because we were looking for longer term. But then our guest came along, and we could check his reviews, which was

COVER Friday 4 December 2015

really useful because we have children, so a stranger could be a security risk. And it’s just been easy and there are no problems,” says Meskin.

She believes that their tenant preferred to use Airbnb to find a rental because he wanted to be with a local family who could explain the city to him and answer any questions. He comes for dinner with Mesken’s family every Friday night, and cooks for them every Sunday. “It’s communal,” Meskin says.

This is the distinguishing feature between Airbnb’s offering and other propertylisting platforms — it’s not just about what the properties themselves have to offer, but also about the connection that the visitor can make with s

“SA was clearly the country that was performing best in the region, so we started to explore a little to understand what we can do better and perhaps use SA as a model for the region” Nicola D’Elia, GM Airbnb Middle East and Africa

their hosts. When Meskin set up her Airbnb listing, she also mentioned a little about herself and her husband, to help make that connection.

CLOSE BUT NOT QUITE Sara Webster, a Joburg resident who rents out two properties in Cape Town, has also used Airbnb as a listing platform. Although she loves the system and uses it herself when she travels, she has had very few queries about her two properties through Airbnb. This, D’Elia believes, is probably because Webster is using it as just another property listing site and is not providing the personal connection that many Airbnb customers are hoping for.

“The currency of our

platform is trust,” says D’Elia.

“It’s really important that you create this connection and have small touches that make the experience unique.”

While it is hard to report on occupancy for properties listed on Airbnb, because so much is dependent on

the host’s availability, the number of travellers booking accommodation in SA through Airbnb has increased by 259% over the past year. This makes Airbnb rental a compelling proposition for those with extra space and the willingness to share it.

HOW TO CREATE A SUCCESSFUL AIRBNB LISTING Nicola D’Elia, GM for Airbnb Middle East and Africa, lists a number of factors that contribute to the popularity of an Airbnb listing.

These include: The quality of the property Any unique selling points Appropriate pricing Photography that shows the property’s good points The opportunity to create a connection with the host Prompt and friendly responses to requests Most importantly, the reviews left behind by previous visitors

South Africa’s first dedicated On Show website.

Find property On Show in your area. www.privateproperty.co.za/on-show

A home for everyone www.privateproperty.co.za

INVESTIGATION Friday December 4 2015

Analyse it WORDS: PATRICK CAIRNS

We’re going nowhere without trust

O

ne of the biggest obstacles to implementing effective economic policy in SA is the high level of distrust that exists between the government and business.

Broadly speaking, both parties seem to think that the other is not being supportive.

And they both have a point. There are many areas where the government is failing to create the right environment for business.

Concerns are being raised almost daily that SA is quickly becoming an unattractive investment destination.

However, the corporate sector is not exactly covering itself in glory. Issues of corruption, collusion, tax evasion, exploitation and flouting environmental laws are unfortunately far too common.

The great danger we face is that the two problems feed off each other. The more the government puts obstacles in the way, the more businesses retreat into a mentality of not caring for anyone but themselves.

And the worse the corporate sector behaves, the more the government feels it has to regulate and stifle it.

It is a deeply unhealthy relationship, and one that urgently needs fixing.

Both parties really need to take a step back and consider more rationally what they need from the other and what they are willing to give in return. Because society needs business, just as business needs society.

As the man considered by many to be the father of modern economics, Adam Smith famously pointed out: “It is not from the benevolence of the butcher, the brewer or the baker that we expect our dinner, but from their regard to their own interest.”

There is an awful lot to distil from that single observation, because it is as relevant in the microeconomic world of the country-town butcher supplying meat to the locals as it is to the macroeconomic world of what makes a country able to provide for its citizens.

Businesses should be encouraged to prosper and grow and to be profitable.

We should do everything we can to support those who chase after building their own wealth, because in serving their own interests they are also serving society.

But it can’t end there.

Simply hunting profits is not adequate. Businesses have to appreciate that they can only thrive if the society they are in is also thriving.

That is why it is so important that the government and business come to an understanding.

Ultimately, it’s a bit of a no-brainer. When the government supports business and business supports society, there are no losers.

Sun, sea and sales The festive holiday period is actually a great time to buy and sell property WORDS: DAVID A STEYNBERG :: PHOTOS: ISTOCK

D

uring the long school holidays and festive period of December and January, SA is split into two distinct property-buying and -selling markets.

The coastal towns are awash with upcountry residents and dollar- and euro-flush foreigners, while inland locations are frequented by Africa-based tourists and residents from surrounding provinces and cities. But not all areas are in demand.

“Both parties really need to take a step back and consider more rationally what they need from the other and what they are willing to give in return.

Because society needs business, just as business needs society”

GAUTENG Sandton, it turns out, is popular over the holiday period, while Centurion — some 30km away — is half its normal levels of sales activity.

“We always sell property in December and January, but our best months of the year are usually November (just before the holidays) and February (just after the holidays),” says Charles Vining, MD for Seeff in Sandton. “One finds that buyers who are looking in the December/January period

tend to be serious buyers who will put pen to paper if they find the right property.

Likewise, sellers who make their homes available to buyers to view over the holiday season also tend to be sellers with some urgency.”

Vining’s Centurion counterpart, Steve van Wyk, says the reason for December being about 50% down from normal trading is that neither buyers nor sellers are home.

“Sales still take place, but I would not recommend listing in the second half of December,” he says. “It would be best to wait till the second week of January, when most people are back at work.”

KWAZULU-NATAL Moving to the coast, Myles Wakefield, CEO of KwaZuluNatal-based Wakefields Real Estate, says that for sellers this is a great time to list.

“For families relocating in the new year from another city (or perhaps choosing a gated estate near King Shaka

HISTORICAL LISTINGS ACCORDING TO PRIVATE PROPERTY Dec 2012 to Jan 2013 — 62.75% increase Dec 2013 to Jan 2014 — 94.09% increase Dec 2014 to Jan 2015 — 73.17% increase

PAGE VIEWS Dec 2012 to Jan 2013 — 36.28% increase Dec 2013 to Jan 2014 — 65.44% increase

airport to settle the family while they do the weekly intercity commute), it’s a good time to explore the property market options at leisure.”

Wakefield says that historically buyers have been less frenetic at this time of year, so are able to make a more in-depth assessment of a property.

“The festive season at the coast usually offers great weather, so it’s a persuasive time to buy a coastal or holiday home,” he says.

Still, with a host of potential buyers on their doorsteps, sellers could be disadvantaged by this very occurrence.

“Some coastal towns that are charming, sought-after residential destinations, aren’t shown off to best advantage when it’s impossible to park or get a booking in a restaurant, as can happen in the holidays,” says Wakefield.

WESTERN CAPE In the super-luxury destinations, such as those on the West Coast of the country, it is sellers who have the upper hand. This is according to Brendan Miller, Atlantic Seaboard franchise CEO for Lew Geffen Sotheby’s International Realty. He says a shortage of sales stock and the currency hitting record lows makes it a perfect storm for foreign buyers.

“Arguably the highest demand anywhere in SA from foreign buyers is the Atlantic Seaboard, so we are expecting a busy season,” says Miller,

noting that if the property is overpriced, it will not sell as quickly as these sellers hope.

“Not every property will achieve its asking price and many don’t. If a property sells within 5% of its asking price it’s a good average margin, while other homes that are in extremely high demand are likely to sell before they even go on the market.

“The lock-up-and-go properties under the R5m mark will normally sell within a couple of days of listing, and usually at full asking price.”

Buyers who do not have deep enough pockets for the Atlantic Seaboard, and who are in the market for a new home — whether upgrading, downgrading or moving for leisure — are in the pound seat over the festive season. This is according to Harry Nicolaides, CEO of Century 21 South Africa, who says that potential buyers benefit over this time as there is less activity from other buyers, with many on holiday.

“The buyers that are around and are actively looking to purchase are more serious.

And many have been paid bonuses so they are quality buyers who can afford deposits and transfer costs, and they are in a better position to negotiate,” he says. “Due to the buyer having extra cash from work bonuses, the asking price may still be negotiated downwards by the buyer.

Despite this, the benefit for sellers is that the transactions may be more secure.”

INVESTIGATION Friday December 4 2015

“The festive season at the coast usually offers great weather, so it’s a persuasive time to buy a coastal or holiday home” Myles Wakefield, CEO Wakefields Real Estate KwaZulu-Natal

TWO MINUTES WITH SEEFF CHAIRMAN SAMUEL SEEFF The festive period is a good time for estate agents along the coast and in the high-traffic holiday areas, as this is when they have the opportunity to catch visiting buyers — not only from inland provinces, but foreigners too.

For sellers it is one of the best times to list their property, preferably long before the onset of the December season. As a seller ensure that you take a mandate at least until the end of February. Why? Because this is

the time that salary increases and promotions come through.

And after the holidays during the early part of the year is when there is an uptick in demand for residential homes, both from first-timers and those looking to upgrade to a better house or neighbourhood.

On the whole, there is no doubt that the first half of the year tends to be a very busy time for the property market when the offers and sales come through,

but the groundwork for this tends to take place during October and November through to December and early January.

The message to sellers should be clear: the festive season is an excellent time to have your home on the market. You are not competing with too much stock and certainly not with discounts, but in view of the economic climate, you also should not hesitate for too long or wait for too high a price.

The message to buyers: it is a good time to buy for many reasons. The flat house price growth, not least of which, and the interest rate hike notwithstanding, if you are in the market for a property and you find what you are looking for at a good price, be sure to act on it. Why? Chances are good that another buyer might be right behind you to snap up the property, as festive stock levels are still tight.

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FOCUS ON THE MBILU LUXURY HOMES December 4 2015

The heart of Morningside The Mbilu luxury homes in Johannesburg’s Morningside offer the very best in luxurious, modern family living WORDS AND PHOTOS: SUPPLIED

THE MBILU MORNINGSIDE FEATURES 10 exclusive homes Four en-suite bedrooms Outdoor pool and deck Guardhouse 24-hour security Covered terraces Staffrooms Double garages Private lifts Easy access to shops, schools, business and entertainment Unit price: R6.895m

“The combination of space and design, facilitating the best balance of urban and suburban life, makes it ideal for the modern family” Lynn Petzer, MD, Lynn Estates

FOCUS ON THE MBILU LUXURY HOMES December 4 2015

T

he Mbilu is a luxurious and secure estate just around the corner from Morningside Shopping Centre and is ideal for modern family life.

Although it is close to the Sandton CBD, the business, legal and banking hub of the subcontinent, and is enviably close to some of Sandton’s top schools, including Redhill School, Crawford Sandton and St David’s Marist Inanda, it is quiet and secluded in a treed neighbourhood.

The Mbilu is set in convenient proximity to a wide range of shopping and entertainment destinations, including Morningside Shopping Centre, Sandton City and Nelson Mandela Square.

Each of the generously proportioned, triple-level, architect-designed homes with private lift, garden and pool has four en-suite bedrooms, each with its own private balcony. The living areas are spacious, with modern open-plan configurations.

Contemporary integrated kitchens boast high-quality finishes and top-of-the-range appliances. The lounge leads onto a covered outdoor entertainment area that leads directly onto a deck.

Security, luxury and convenience, with double garages and staffrooms, make The Mbilu’s townhouses the ultimate solution for the chic, contemporary family’s lifestyle.

“The combination of space and design, facilitating

the best balance of urban and suburban life, makes it ideal for the modern family,” says Lynn Petzer, MD of Lynn Estates, the company responsible for the marketing of The Mbilu.

She adds that while The Mbilu’s secure homes are spacious and luxurious, with abundant accommodation, each unit is contained with privacy and space in a tranquil setting. “The Mbilu offers the perfect balance between contemporary design and lifestyle convenience,” says Petzer, “as well as being positioned as a peaceful retreat with easy access to all of Sandton’s business and lifestyle offerings.”

The Mbilu is a development from the multiple-awardwinning Vharanani Properties, headed up by the highly successful developer David Mabilu.

Mbilu is the Xitsonga word for “heart”, an indication of this development’s place in its developer’s portfolio.

Lynn Estates is the leading property-marketing specialist in Sandton and surrounds and has 26 years’ experience marketing pinnacle developments in the area. Among them are iconic projects such as Sandton Skye, Michelangelo Towers and Sandhurst Towers.

Lynn Estates also offers various additional services through its subsidiaries, including an interior design service through Jayd Designs and a concierge service through bConnect.

GET IN TOUCH

Lynn Estates 083 655 5539 info@lynnestates.co.za lynnestates.co.za

SPATIAL PLANNING Friday December 4 2015

A shared mobility future

SA’S EMISSIONS POINT TO BEHAVIOUR AND MODE SHIFTS REQUIRED CO2 emissions per passenger-kilometre (one person moves 1km): 36g — a bus with 25 passengers 41g — a minibus with eight passengers (about five times more climate-friendly than one car) 219g — one car with one person 0g — walking, cycling or skateboarding Source: Louise Naudé

Why SA needs a rethink about how and where we commute and build PHOTOS: SUPPLIED

Louise Naudé, WWF SA lead of transport low-carbon frameworks, on the impact of SA’s transport emissions

0% PIPELINES

2% RAIL (diesel only) DOMESTIC AVIATION (kerosene and aviation gas) ELECTRIC RAIL

5%

6%

87%

ROAD (diesel and petrol)

Sources of Transport Emissions presentation

by Dr Brett Cohen of The Green House consultancy

I

n 2010 the energy sector caused 85% of SA’s greenhouse gas emissions, the gases driving climate change. Of energy emissions, 60% were from electricity and 13% from transport. The next biggest source was 5.1% from industrial processes, for example, cement manufacture. These statistics were in the Greenhouse Gas Inventory submitted to the United Nations Framework Convention on Climate Change.

We will not make a meaningful dent in SA’s emissions without migrating our electricity generation to renewable energy over the medium term. But the amount of transmissions from transport is high — this is our country’s fastestgrowing area of emissions.

FOCUSED TRANSPORT EMISSIONS REDUCTION We can pinpoint our emissions problem in the transport sector: roads account for 87% of transport emissions. The climate-transport mantra is: improve (better fuels, vehicles and efficiencies), shift (change modes) and reduce (don’t transport so much).

Most South Africans move around in minibus taxis. One of the first purchases people make when they move into

the middle class in SA is a private car, for access and aspiration reasons. But we need people — and freight — to shift out of their private cars or off our roads and primarily onto public transport and nonmotorised modes.

MOBILITY TO ACCESS SHIFT The bigger impact of reducing is a more interesting challenge. It involves behaviour change, adjusting the built environment and a new economic approach that accounts for hidden costs.

Experts working on passenger transport have been trained to think about moving people. But we don’t travel for the sake of being mobile; we do it for education, work, shopping, leisure activities and a social life. So if that somewhere were close by, we’d use less transport and have a better quality of life, being richer in time and money. We need to start changing our choices for education and work, the two main purposes of transport in SA. WWF is embarking on pilot school lift clubs and employee trip-reduction programmes — we call for schools and companies to volunteer.

It will be more difficult to reshape our spatial economy than to change technologies.

“A focus on access could require collaboration between several property owners in an area, or public transport services being planned into developments from the start” Louise Naudé, lead, transport low-carbon frameworks, WWF SA

The built environment can be turgid to change. We need to think more about access — involving local development, spatial planning and built developments — and less about transport as such. For example, how to stimulate job creation where people already are, about densifying urban areas, mixed-use developments, how road space — oodles of public space — is used. A major issue is equity, facilitating poorer people’s ability to affordably access opportunities and services beyond the bare necessities.

A focus on access could require collaboration between several property owners in an area, or public transport services being planned into developments from the start.

Since property values increase around public transport nodes, perhaps the private sector would consider investing in constructing these stations.

More regulation of directives could help. For example, the ratio of parking space to occupancy, requirements for electric-vehicle recharging stations, bicycle parking and car sharing. There are great opportunities for creative partnerships between transport and urban planners, developers and property owners, in government and the private sector.

SPATIAL PLANNING Friday December 4 2015

Lisa Seftel, executive director of the City of Johannesburg’s transport department, explains how SA’s largest, most congested city is rethinking and linking through shared mobility 3% OTHER BUS

TRAIN

5% 6%

11%

WALK ONLY

35%

MINIBUS TRAVEL

40%

PRIVATE CAR

City of Johannesburg: car v public transport usage

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core and wealthier people on the outskirts. But Joburg’s dispersed spatial form means the poorest residents live furthest away from their work opportunities. As more people have improved their income levels and been able to afford bonded housing, Joburg’s inner city has not been seen as attractive. So the arriving middle class has moved to gated communities further out in Fourways and Ruimsig.

What is Johannesburg?

The city generates 16% of SA’s GDP and employs 12% of the national workforce.

It is recognised as the financial capital of SA and is home to 74% of corporate headquarters. Joburg’s 4.4-million people are spread over a large area so the population density is low. The population is growing at 3.4% a year.

What does that mean for Joburg transport?

In Soweto or Ivory Park a lot of people live close to a railway, bus or minibus, so it is profitable for the city to run public transport and it is affordable for the user. But from some of these gated communities it isn’t. These residents have to drive private cars and it creates enormous traffic congestion moving to and from schools and workplaces.

What is Joburg’s emissions output?

Joburg contributes 56% to national carbon emissions, and transport represents the highest share (67%) of the city’s emissions.

What is problematic about Joburg’s spatial form?

Most big cities, such as London and New York, have a big city core with poorer communities living relatively close to the

How is this being addressed at a citywide level?

The city has created the Corridors of Freedom concept. First we want to

concentrate mixed-use property developments around public transport corridors, even for wealthier communities. Second, we’re introducing quality public transport: the Metrobus and Rea Vaya BRT. We are linking the city in this way.

What are some of Joburg’s successful shared mobility solutions?

Our Rea Vaya Bus Rapid Transit (BRT) system has a daily ridership of more than 40,000 passengers. All Rea Vaya buses use engines with low-emission standards.

An estimated 10% were carusers previously.

There are Rea Vaya park and rides at Ndingilizi in Dobsonville and Thokoza Park in Soweto. More than 100 cars are parked at Ndingilizi daily while people use the bus network.

The Gautrain makes extensive use of park and rides.

The city has introduced almost 10km of cycle lanes from Ellis Park to Melville, linking the university campuses of Johannesburg and Wits.

“First we want to concentrate mixed-use property developments around public transport corridors, even for wealthier communities” Lisa Seftel, executive director, City of Johannesburg’s transport department

Sandton’s EcoMobility World Festival in October 2015 focused on temporary transport alternatives.

What is Sandton rolling out permanently?

By March 2016 we will have introduced a permanent contraflow lane along Republic, William Nicol and Sandton drives for buses, minibus taxis and car pools.

Dedicated public transport lanes and commuter shelters will be developed along Rivonia Road, Fifth and West streets and Fredman Drive.

Other initiatives include the construction of a dedicated cycle lane between Rosebank and Sandton, and later in 2016, a cycling and walking lane incorporating an M1 bridge will link Alexandra and Sandton.

What is the solution for Joburg’s far-off residential and mixed-use suburbs?

The private sector can assist in changing behaviour and enabling people to reduce the number of kilometres in their cars. That is where we use shared mobility. Car pools seem like a small thing but are part of the solution.

Larger gated communities can use internal electricpowered shuttles, or shuttle from the complex to public transport points. The Steyn City mixed-use development is constructing internal cycling lanes, for instance. There are park-and-ride facilities at Montecasino. We would like to see more businesses enabling their staff to use public transport, walk or cycle by offering showers at work, safe bike parking and public transport subsidisation.

What is the challenge for commercial developers?

The City of Johannesburg is urging developers to reduce parking bays in retail centres and offices. We are saying build three bays per 100 instead of six. Or why not create parking structures in buildings that in time could be repurposed for retail/ other purposes when quality public transport is available in that area? That is how we will add long-term value.

INDUSTRIAL PREMISES FOR SALE / TO LET Excellent opportunity in an industrial node. Landlord is looking to sell the premises or to let to a single tenant and is ready to modernise and refurbish the building in order to meet the tenant’s specific requirements. The property is well positioned near major rail and road transport routes, situated south of Voortrekker Road and is in close proximity to Cape Town International Airport.

This building is well suited for businesses involved with production, packaging, distribution, storage or with call centre activities. � Address : 27 Jagger Road, Goodwood � ERF Size : 11, 223 � Floor Area : 14, 290 � Zoning : General Industrial 1

Contact : Abdullah Ebrahim (021) 413 7860 propertyleasing@za.oasiscrescent.com

Find your

ON SHOW properties across

JHB, PTA, KZN, PE & CT in the

every weekend Get the list at

www.yourneighbourhood.co.za

Every Friday, be sure to check out what properties are ON SHOW that Sunday

You can also view the ON SHOW properties at www.privateproperty.co.za/on-show or set an alert for weekly property updates

Neighbourhood PROPERTY & LIFESTYLE

One of Zimbali’s finest homes Located in a private exclusive road on the beach.

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A selection of exquisitely renovated two and three bedroom residences have been released to the market by the developers. These luxury units range from spacious duplexes to classical two bedroom homes, all with en-suite bathroom, and stylish, well appointed brand new kitchens.

Unique amenities and services offered by the Residences at the Pepperclub include a well equipped gymnasium, spa, cinema, concierge, restaurant, bar, secure parking, high speed fibre-optic wifi internet, pool deck, cleaning and room service.

Can be purchased as an investment with a guaranteed return .

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INTERNATIONAL Friday December 4 2015

Property in paradise

Mauritius has been a buzz word in property investment circles for some time. It’s not hard to see why WORDS: DAVID A STEYNBERG :: PHOTOS: SUPPLIED

FIRST MAURITIAN RETIREMENT SCHEME WELCOMES FOREIGNERS The news of the launch of the island’s first retirement scheme also targeting foreign buyers is bound to receive a very positive reception from the marketplace. Aimed at the over-55s, Le Domaine de Grand Baie retirement village is positioned in the Grand Baie region. There are 155 apartments that are serviced and offer in-house catering and which range from studios to three bedrooms, starting from $230,000. The retirement village includes 10 exclusive three-bedroom villas priced from $720,000.

“This is not only the first retirement scheme on the island, but is also the first time that foreigners looking to relocate permanently or invest in Mauritius are able to do so through this kind of residential development,” says Chris Immelman, MD of Pam Golding Properties International and Projects Division. “Unlike South African life-right schemes, units in this Mauritian retirement scheme are owned on a full-title basis. A significant benefit for investors is the 11-year guaranteed rentals of 2.99% to 4.26%, depending on the type of unit. Being a euro-based return makes this ideal as an offshore investment,” says Immelman.

Construction of the new retirement development is planned to begin in May 2016.

W

ith only five days required to register a property, Mauritius is proving a worthy investment destination for property investors the world over. According to Doing Business 2016 data, Mauritian tax systems rank 13th in a comparison of 189 economies. The tax rate for Mauritian businesses is less than half that of sub-Saharan Africa’s 46.5%, at only 22.4%.

Nonresidents are taxed only on Mauritian-source income. A plus is that no tax is levied on capital gains.

Its government has a dedicated business unit aimed at attracting businesses to set up shop in Mauritius. “The Board of Investment is tasked with attracting investment and encouraging businesses to use Mauritius as a base to invest in other countries,” says Jonathan Tagg, director of Pam Golding Properties, Mauritius. “Mauritius also has a safe legal system, consistent leadership and, importantly, a solid banking and financial system that attracts investment.

“A stable currency and access to professional advice also assists companies when operating businesses in Mauritius.”

FOREIGNER FOCUS This focus on attracting foreign investment has seen the property market grow substantially over the past decade. Says Theo Pietersen, Seeff’s licensee for Mauritius: “Property values in the developments open to foreigners can expect excellent growth, with values doubling in some instances over a 10-year period. The Tamarina Golf Estate villas, for example, launched eight years ago at around $750,000 (R10.7m).

They are now selling for about $2.6m (R37.1m), with sellers realising profits of about $1.5m (R21.4m).” Given the limited land, Pietersen believes that property values will continue on this strong growth path.

Tagg agrees, saying it is wise to choose areas with limited land mass, as in the developed coastal towns land prices continue to escalate.

“Prices have appreciated.

We expect over the next three to five years that prices will spike substantially in the coastal towns that are seeing land prices increase.

The two main coastal towns are Grand Baie in the north and Tamarin on the west coast. Each region has good infrastructure.”

“Most of the international resorts are clustered around the north of the island, but golf tourism is growing rapidly and for that you have to move to the east and south coasts” Jonathan Tagg, director, Pam Golding Properties, Mauritius

INTERNATIONAL Friday December 4 2015

HOW TO PURCHASE PROPERTY AS A FOREIGNER

Says Tagg: “Growth will spike when the government limits the number of developments available to foreigners. Already we are seeing changes that are aimed at pushing developments out of the main coastal towns and this will drive prices in these regions.”

Buy-to-let investors also have a ready and demanding market, according to Tagg: “There is a massive rental market, because Mauritius attracts tourists from all over the world,” he says. According to the Mauritian Ministry of Finance and Economic Development, the number of tourist arrivals increased 4.6% year on year in 2014 to 1,038,969. The top five in-bound source markets were France, Réunion, the UK, SA and China — with the Chinese market showing growth of more than 50%.

GOLF TOURISM GROWTH “Most of the international resorts are clustered around the north of the island, but golf tourism is growing rapidly and for that you have to move to the east and south coasts,” says Tagg.

“One of the most popular developments is the awardwinning luxury residential estate Villas Valriche in the south, which boasts a string of accolades, including Best Golf Development Award for Mauritius and Africa at the International Property Awards in 2014, and the Indian Ocean’s Best Golf Course from the 2014 World Golf Awards.

“The south coast as a whole is gaining popularity among modern travellers, especially millennials who want an authentic cultural experience away from the more cookie-cutter style of

some north-coast resorts.”

Launched to market about 18 months ago, the new Integrated Resort Scheme (IRS) development Le Parc de Mont Choisy Golf and Beach Estate has sold about 110 units in phase one at a total value of over R1bn, reports PGP’s International and Projects Division.

Says Chris Immelman, MD of the division: “We still have some very desirable units available, priced from about R7m, while all the villas in this phase have sold out. We’ve seen phenomenal interest in this development, with the bulk of purchasers from SA and France, and a few buyers from the UK and elsewhere internationally.

The combination of a prime, dollar-based leisure investment with Mauritian residency provides a very appealing offering.”

“Property values in the developments open to foreigners can expect excellent growth, with values doubling in some instances over a 10-year period” Theo Pietersen, Seeff licensee, Mauritius

Two main types of freehold property investment programmes were established to attract foreign property investors to the island. n Integrated Resort Scheme (IRS) This enables foreign investors to purchase luxury properties of international standard.

These developments tend to have multiple dwellings, established infrastructures and upmarket facilities.

Depending on the development, such properties often include golf courses, marinas, restaurants, sports complexes and fitness centres. Buying property in an IRS development automatically entitles the buyer to residency in Mauritius. With about six IRS developments dotting the coastline of the island, investors have various options from which to choose. n Real Estate Scheme (RES) A second scheme was developed in an effort to afford smaller landowners and individual investors their share of the property development pie. It is based on the IRS model, but there is no set minimum sales price, the total development must be on less than 10ha, and the buyer is only entitled to a residency permit if the property purchased is worth at least $500,000.

The introduction of these two schemes has made a notable impact on the Mauritian property market in recent years, with a marked increase in foreign investment. Statistics from the Mauritian Board of Investments show that 30% of foreigners on the island who bought property through the IRS were from SA, while 37% were from France and 20% from the UK. n Property Development Scheme (PDS) Earlier in 2015, the two schemes were merged into this new scheme to streamline the process of foreign property ownership.

The PDS does not differentiate between small and big landowners and it harmonises the registration duty to a single 5% rate instead of $70,000 on registration of a deed under IRS and $25,000 under RES. However, developments that already have their IRS or RES certificates will continue unchanged.

The most popular (online) neighbourhoods in SA Ever wondered what the five most popular neighbourhoods in the country are? Here’s one answer WORDS: BRIDGET MCNULTY :: PHOTOS: ISTOCK

I

t might come as no surprise that Sandton and Cape Town’s Southern Suburbs rank highly in the most popular neighbourhoods in SA, but Centurion and Kempton Park also crack the nod, as does Durban Central. We asked Private Property why these neighbourhoods are top of the list when it comes to their Neighbourhood pages.

1. SANDTON An aspirational neighbourhood that is the premier live-workplay area in Johannesburg, Sandton is favoured by buyers who want to live close to work.

Average house price sales n 2 bedroom — R2.05m n 3 bedroom — R3.74m n 4 bedroom — R6m 2. CAPE TOWN SOUTHERN SUBURBS Family-focused with a village lifestyle and some of the best schools in Cape Town, the Southern Suburbs are perenially popular.

Average house price sales n 2 bedroom — R2.31m n 3 bedroom — R3.76m n 4 bedroom — R8.38m 3. DURBAN CENTRAL The beach, great schools, all the necessary amenities and a wide range of property from flats to upmarket homes makes Durban Central an obvious choice for many property buyers.

Average house price sales n 2 bedroom — R1.38m n 3 bedroom — R2.26m n 4 bedroom — R3.21m 4. CENTURION First-time buyers in the 18 to 35 age group love Centurion:

it has good schools, easy access to the Gautrain and new developments offering a number of attractive options to property buyers.

Average house price sales n 2 bedroom — R2.25m n 3 bedroom — R2.92m n 4 bedroom — R4.05m 5. KEMPTON PARK The convenient location near the airport and between Joburg and Pretoria, coupled with an affordable property market and employment opportunities provided by the industrial economy, make Kempton Park very popular.

Average house price sales n 2 bedroom — R730,000 n 3 bedroom — R1.33m n 4 bedroom — R1.98m

So does the popularity of a neighbourhood equate to property sales? “Yes it does,” says Simon Bray, CEO of Private Property. “These five neighbourhood areas are also high-demand areas on the property section of our site. So it seems as if people are researching their neighbourhood of choice as well as searching for a property in that neighbourhood — all of it online.”

THE MOST POPULAR LIFESTYLE SEARCH TAGS ON PRIVATE PROPERTY 1. Residential living 2. Family lifestyle 3. Great schools 4. Affordable housing 5. Peace and quiet

We are pleased to release one of our most prized apartments

UNIT 7015 NOW ON SHOW

MAKE THIS A BUY OF THE CENTURY. • Ground floor unit 5 Bedrooms en suite • Study • Guest room en suite with kitchenette and separate entrance • Each bedroom leads onto a patio • Swimming pool • Koi pond • Walk in cold room • Integrated kitchen with separate pantry and separate scullery • Large living and dining areas • Lift from basement into unit • Storerooms • View overlooking the Putting green of the iconic Jack Nicklaus signature island 7th hole

APARTMENT 7015 & 12423 WILL BE AVAILABLE TO VIEW THIS WEEKEND – 10AM TO 5PM On offer lifestyle opportunities - two, three, four bedroom apartments as well as penthouses from four bedrooms upwards

ADDRESS DETAILS Sales apartment 12423, The Houghton on the 12th, 53 Second Avenue, Houghton Apartment on show 7015, The Houghton on the 7th, Lloys Ellis Avenue, Houghton Office – 011 034 2201 || Alan Becker – 082 718 8100 Email – alan@thehoughton.com

WESTERN CAPE MEDITERRANEAN VILLA RUSTIC CHARM STEEPED WITH CHARACTER AND AUTHENTICITY! As you enter through the double front doors you are welcomed by a water water featuring rim-flow pool surrounded by manicured gardens.

Reception areas feature high ceilings, wooden shutters, beams and wood burning fireplaces. At the heart of the home is a light, bright, gourmet kitchen with French table opening onto a courtyard with manicured gardens. The upstairs comprises of 4 sumptuous bedroom suites overlooking magnificent vistas plus a Separate 1 bed en suit cottage including a lounge and kitchen.

4 garages, plus ample parking BEDROOMS: 4 BATHROOMS: 5

BISHOPSCOURT R32 million

Charne Shipper 083 274 6336 Ingrid Hoaten 082 490 6246 Web Ref: 90792

GAUTENG WELCOME HOME. The indescribable beauty of this home and the warmth of heart of the people who live here is evident in the attention to detail and quality of finish. Set in a boomed, guarded enclave on a double stand of 1600sqm, this home offers 4 bedrooms and easy flowing living areas with the ‘piece de resistance’ being the incredible patio and huge garden. Impenetrable security ensures that the home is a reflection of heaven.

BEDROOMS: 4 BATHROOMS: 3 Norma Robinson 082 554 7260 011 656 0888 Web Ref: 97292

BENMORE GARDENS R10.5 million

KZN OCEAN PANORAMA & PRIVATE GARDEN A rare find, panoramic ocean and breaker views capture your attention from this “On The Edge” home. Set on large, dead level stand with botanical like garden on the Durban South, Whale Coastline. Various entertaining and seating areas inside and outside the dwelling offer all weather enjoyment. Two private cottages, one could easily be incorporated back into the home. From any angle this secret space shows well inside and out.

A Suburban Oasis!

BEDROOMS: 3 BATHROOMS: 2 Susan Seath 082 876 0554

BLUFF

Web Ref: 86435

R5.9 million

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