Business Day Home Front 29 July 2016

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FRIDAY, JULY 29 2016

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LEEU ESTATES TAKES LUXE TO A NEW LEVEL

ITALIAN NOD TO WINERY ARCHITECTURE

KERB APPEAL: PUT YOUR BEST TO THE TEST

RENTAL KNOWHOW ON WHO DOES WHAT

Have a healthy respect for heritage when developing Far from being a hindrance, heritage restrictions can enhance a development and the aesthetic benefits of restoration can add to the value and property appeal WORDS: GEORGINA GUEDES :: PHOTOS: ISTOCK

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Lonehill, Sandton

Asking R5.75 million Douglasdale, Sandton

670m² of perfection - 5 bedrooms, 4½ bathrooms, 2 studies, large open plan kitchen, family room, open plan lounge and dining room that leads out to covered patio, pool & jungle gym. Gas geysers, gas stove, UPS back up system and 15 000L water storage JoJo tanks. 2 staff rooms, double garage, carport. Contact: Sally 082 451 3111, Kyle 082 397 0133 Web ref 1775944

Each office is independently owned and operated

Asking R2.75 million

Top finishes throughout this spacious home. 3 large bedrooms, (large main with own TV room/nursery & dressing room), with sliders on to balcony.

Study. Granite kitchen with pantry & scullery. Spacious reception areas on to covered patio, pool & large private garden. Staff acc. Double garage. Contact: James Christelis 082 416 5343, Ryan Rodda 076 979 4330 Web ref 1776924

Stonehurst Mountain Estate, CPT

Asking R15 million Newlands, Cape Town

A great opportunity for an extended family to move into this sought after estate offering a secure lifestyle second to none. Two spacious homes skilfully blended into one if needed. Exceptional views to the north.

Contact: Dave Burger 083 458 3333, Brenda Pretorius 083 442 1318 Web ref 1767193

www.sothebysrealty.co.za

POA

Immaculately put together with every detail carefully maintained, this magnificent North-facing home offers the discerning buyer the opportunity to own an impeccable piece of real estate. Versatile accommodation enables families with 2 or 3 children or those scaling down to feel at home.

Contact: Cyndy Minnaar 082 577 7723, Nina 082 774 4596 Web Ref 1734699

DESIGN

Made to measure Breathtaking mountain views were already there.

Beverley Boswell explains how she used bespoke design and magnificent art to give a Franschhoek boutique hotel an international foothold WORDS: KIM MAXWELL PHOTOS: SUPPLIED

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he Leeu Collection’s luxurious Leeu Estates opened in the Franschhoek valley in June 2016. It is the flagship property of Analjit Singh and combines three adjoining farms. SA’s first wine tourism initiative by an Indian investor, the Leeu Collection includes the recently refurbished guesthouse, Leeu House, and established Le Quartier Français, both on Franschhoek’s main road. One of India’s most successful entrepreneurial businessmen, Singh said he was betting on Franschhoek to provide “pleasure returns” with his massive Western Cape property injection.

The 68-hectare luxe Leeu Estates offers nature trails, vineyards and spacious gardens landscaped around eye-catching sculptures.

Massage and holistic treatments at the Leeu Spa take place overlooking a heated infinity pool fringed by vineyards. A wine studio gives tastings from Mullineux & Leeu Family Wines, which Singh also owns.

The 19th century manor house has been meticulously refurbished as a boutique hotel, where individually decorated bedrooms, suites and cottages include marble bathrooms, private terraces and fireplaces, all with vineyard or mountain views.

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DESIGN

a maquette by Dylan Lewis and the blue “peace man” sculpture by Beezy Bailey.

There are paintings by Neil Rodgers, Sasha Hartslief, Lionel Smit and a Pierneef in some of the bedrooms.

Introducing Beverley Boswell of Beverley Boswell Designs I am South African-born and I divide my time between London and Cape Town. Mr Singh was looking for a designer with international experience of working in the high-end residential market but who also had a connection with SA. My details were passed on to Mr Singh by the agent from Fine & Country who had sold him the farm.

Working in the high-end residential market in London, my clients expect bespoke and unique designs. This includes all the built-in joinery, the fireplaces, skirtings, ceiling details, mirror details, flooring and all the decorative lights down to the door handles.

Everything on this project is bespoke design. You start with the shell and you build the interior layers, as we did with the tongue and groove ceiling to the French smoked oak flooring. This was my first hospitality project, so I was delighted to be able to indulge my

PRODUCED BY TIMES MEDIA PROPERTY PUBLISHING Unit G4, Old Castle Brewery, 6 Beach Road, Woodstock, 7925 021 447 7130

passion for beautiful things and bespoke design and detailing as I had a client who wanted the same thing.

I am passionate about texture and colour and I have used both in a restrained way to achieve interiors that are luxurious, elegant and calm. If you take a look at the reading room, every piece of furniture has a different pattern on the fabrics but it all comes together and works. For example, the pattern on the Tibetan rug, the fabric on the sofa, there are stripes, circles and squares … if it is done correctly it works harmoniously.

Mr Singh wanted a look that was international. When you enter the manor house the feeling is that of a luxurious, comfortable home, which is what he wanted to achieve.

There is an elegance to the interiors that also reflects the elegant man that he is.

The reading room has an open wood-burning fireplace where guests can sit and play a game of chess. They can also relax on a sofa reading a book, many of which were procured from Assouline in Paris. In the living room there are a pair of magnificent custom-designed drinks cabinets and a console table, all in shagreen

A EDITORIAL TEAM Editor: Kim Maxwell Creative Director: Mark Peddle Designer: Craig D’Oliveira

(skins of legally harvested stingrays) with bone inlay and details. These were specially made by Simon Orrell Designs in London.

I worked with Mr Singh in curating the art. He is an avid and passionate collector.

About 98% of the art is South African. In the living room, the sculpture “Tim” by Daniel Firman is from Paris.

Two important paintings, by Irma Stern and Tretchikoff, are also in this room. In the reading room there are paintings by Ricky Dyaloyi and Tinus de Jongh. In the manor house entrance hall there are two magnificent works by Robert Slingsby,

The design element for Leeu House was to use and source local suppliers and crafts people, but the Leeu Estates project offers the perfect combination of local and international design. Many of the pieces were designed and procured in England — in the living room there are the two drinks cabinets by Simon Orrell Designs, and lovely side tables from William Yeoward. The guinea fowl inlay side tables came from Charles Saunders Antiques in London. The table and floor lamps throughout the property are from Porta Romana, Richard Taylor Designs and William Yeoward in England. The upholstered furniture was made locally, all custom-designed, using beautiful, imported fabrics.

I like creating an element of surprise with colour on walls and joinery. For example, painting the inside of a cupboard a completely

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different colour, such as the joinery in the reading room, where I have used a grey colour called skimming stone, and then I’ve used a darker blue on the shelves and back wall inside. That pop of colour picks up the blue in the hand-knotted Tibetan rug from Luke Irwin in London. I applied the same principle in bedroom six where I used a pale grey on the cabinetry and a custom colour called pumpkin on the back wall.

There are four bedrooms and two suites in the manor house. All rooms are individually decorated. The curtains in all the bedrooms are lined and interlined. The fabrics used are cashmere, wool, linen, horsehair and silk. All practical and functional aspects have been thought through. For example, sockets for plugs are at desk level and the dressing room safes are at eye level.

I started working on the Leeu House project in November 2012. Leeu Estates opened its doors in June 2016. It’s been a labour of love and a wonderful project to be a part of.

PUBLICATION

Editorial Consultant: Bridget McNulty Copy Editor: Lorraine Kearney Content Business Manager: Catherine Davis

ADVERTISING SALES Michèle Jones Susan Erwee Yvonne Botha

michele.jones@thecreativegroup.info susan.erwee@thecreativegroup.info yvonne.botha@thecreativegroup.info

084 246 8105 083 556 9848 082 563 6685

ARCHITECTURE

How did you bring the Idiom wine brand to life? The brand marries the owner’s Italian traditions with new world innovation and this is reflected in the design. It evokes old-world grandeur and the monumentality that drives Italian architecture.

Yet at the same time it boasts a form of simplicity that we associate with contemporary design. The strong artisanal characteristic of the Idiom products is echoed in handcrafted details such as the timber frame structure in the restaurant dining room and the use of natural materials such as wood and stone, quarried on site.

High rise Architect Thomas Leach combined an elevated site, found materials and the owner’s Italian heritage in his new design

Which aspects of the location inspired your architectural design? The dramatic mountain views of the Helderberg basin and the Cape Peninsula, with sight lines to Cape Point, had to be exploited and remain accessible to a visitor from inside the winery building. The 150ha Da Capo Vineyards is near Sir Lowry’s Pass, offering dramatic height and vistas.

Some low stone walls around the upper field had already been laid out at the site by the Bottega family. These looked good in the landscape so I decided to maintain this language with its bold geometries in natural stone.

WORDS: KIM MAXWELL :: PHOTOS: SUPPLIED

What was the concept for the space? Initially we conceived a smaller timber pavilion with a floating roof. But as the brief evolved that proved to be insufficient and a larger, more robust building made more sense.

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he new Idiom Restaurant and Wine Tasting Centre outside Somerset West takes advantage of panoramic views of the Helderberg basin and the Cape Peninsula from Table Mountain to Cape Point, with False Bay in the foreground. The

slopes vary in height from 200m-350m above sea level.

Architect Thomas Leach took natural materials from the surroundings such as eucalyptus timber and stone, and combined them with concrete and glass to impart a contemporary yet timeless feel.

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How is the space conducive to the visitor experience? The glass exterior allows visitors to remain in contact with the surrounding natural beauty, offering unhindered views of False Bay and the Hottentots Holland mountains.

The transparent exterior immediately demystifies the interior space, allowing visitors to experience it before they have entered the building.

The wine-tasting space is

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intentionally introverted to focus on the wine tasting bar at its centre. In contrast, the restaurant encourages visitors to connect with the scenery from a place of luxury and comfort.

What was the biggest challenge in defining the design? This project almost doubled in size as the design progressed. That was challenging.

What is important to you when planning a project of this scope? The relationship with my client must be solid because it’s a long journey of discovery that we embark on together. Like a travel companion on a long road trip, you need to get on well and respect each other.

How did you connect with the owner’s Italian heritage?

I fused old-world, classically styled Roman arches and stone porticos with a newworld timber pavilion and a concrete wine tasting cube to impart a contemporary yet timeless feel.

How did the Idiom wine experience inform your design? With this building, the design allows visitors to be immersed in the space and appreciate its subtle details and textures while always being connected to the surroundings.

What is relevant about the structure? I favour an overt tectonic expression of structure in buildings; this forces the designer to think carefully about the way materials are used. Here I juxtaposed the lighter timber structure of the upper level with the heavy natural stone of the lower level. Instead of enclosing the supporting structures such as the timber frame, I preferred to reveal the beauty of these functional elements. To authentically achieve this I had to work closely with the artisan. In this case it was Paul Woolley of Fine Wood Creations, who is a master craftsman in this area.

WESTERN CAPE Bishopscourt 021 673 4200 / Camps Bay 021 438 3444 / Noordhoek 021 789 1921

Bishopscourt / P.O.A.

Ref# KW1209883

Bedrooms 7 / Bathrooms 7 / Garages 4 / Leisurely luxurious living with world class views. Situated in the heart of Bishopscourt, this luxurious double-storey mansion with a sweeping majestic mountain backdrop offers the accommodation and quality that even the most demanding home buyer will appreciate. The epitomy of comfort, quality and style - it's unique in its completeness.

Myrna Duveen 082 443 8417 / Christiaan Steytler 082 658 0071

Camps Bay / R14.995 million plus VAT

Ref# BAY1264692

Noordhoek / R7.395 million

Ref# NH1254050

Bedrooms 3 / Bathrooms 3.5 / Garages 2 / Brand-new and modern, this property is highly suitable for the family with grown up children, or the holiday maker who wish to enjoy the lifestyle with lowmaintenance. Clean intriguing spaces with natural material and tones. There is a beautiful courtyard with sculptured plants and trees. Splash pool and roof terrace with breathtaking 360˚ views and all of the Bakoven beaches.

Bedrooms 4 / Bathrooms 4 / Garages 3 / Tastefully renovated, elevated contemporary home set in trendy, rural Noordhoek offers unique and spectacular views of the ocean, lakes and mountain.

Spacious living areas that merge indoor and outdoor lifestyle, staff accommodation as well as additional guest parking complete the picture of this entertainers’ paradise.

Barbara Rogers 082 889 0140 / Karin Coetzee 082 887 4311

Joy Jardine 083 227 5295

HOME SENSE Friday July 29 2016

Analyse it WORDS: PATRICK CAIRNS

Diversify to benefit in retirement

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Kerb appeal matters It takes more than a quick sweep of the patio to attract potential buyers.

If you are putting your home on the market, spruce it up right to the gate

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WORDS: ANNE SCHAUFFER PHOTOS: ISTOCK

THREE WAYS TO MAKE YOUR HOME MORE ATTRACTIVE Clean: elbow grease, a high-pressure hose and having a carpet and upholstery cleaning company on speed dial is a good start. Your interior, garden, paths, garage doors, roof and windows should be free of dirt and mildew — likewise your woodwork, pot-plant containers, doors, tiles, carpets and fencing.

Fresh: indoors and out, paint in neutral, contemporary colours.

Life: use fresh flowers in large glass vases, ensure you have hale and heartylooking indoor and outdoor plants, green grass, a sparkling swimming pool and clear water in ponds and birdbaths.

ou may not judge a book by its cover in most walks of life, but when it comes to property, it’s instinctual. Apparently it takes about eight seconds for a buyer to know whether a home is for them or not.

There are few prospective buyers who are able to look beyond that cover, and those who are able to do that are usually keen to renovate a property and will tinker with your asking price.

Kerb appeal is crucial for those who want to sell their properties quickly and receive their asking price.

Done effectively, great kerb appeal can even increase the sales price.

Many of today’s prospective buyers search the internet before they venture out to explore further. And that means their first impression — the teaser, if you like — is reliant on your photographs of your property. They really matter when it comes to luring potential buyers to your home.

If you don’t have the skills, it’s worth every cent to pay a photographer to capture the best of your home — you can stretch their use further by supplying your estate agent with a set.

Great photos will undoubtedly increase the traffic to your door.

Act like a buyer and walk around your property.

Be hyper critical about cleanliness and the condition of absolutely everything.

Grubbiness and poor maintenance are not just unappealing, they shout “unloved”.

Get a second opinion — we become accustomed to our homes and objectivity flies out the window. If you have a smoker or dogs or cats in your home, it is vital that somebody honest tells you if those odours linger.

Ruthlessly declutter and fling open all curtains, blinds and shutters to let the light in. In SA, sunlight and space are prized — declutter the smallest apartment and the space is instantly enlarged.

Remove tiny pot plants; instead, aim for statement pieces — and get that bicycle out of the lounge.

Outdoor areas, particularly the garden, are major drawcards. To make the best of yours, trim the lawn’s edges and spruce up your flowerbeds with colourful flowers; even all-white blooms are effective. Solar lights lining pathways look great.

Kerb appeal matters, and that begins from outside your gate, and includes your house number, your driveway and front door. Pay attention to the small things, from taps to towels. It pays dividends.

hen Sanlam conducted their annual BENCHMARK survey this year, a group of pensioners singled out as being better off said they were more likely to have multiple sources of income in their retirement.

These sources included rental from property and dividends from shares.

Sanlam’s survey looks at the state of pension savings in SA, and asks ordinary South Africans about their savings habits and how financially prepared they believe they are for retirement.

The survey also includes a sample of people already on pension. It asks them how they built up their retirement capital, whether the income it is now generating is sufficient for their needs and how they are spending that money.

What makes the second part of this research particularly interesting is that it shows some clear differences between those who have retired comfortably, and those who don’t have enough. The pensioners in the group that are currently better off are simply more likely to have done a few things that may have seemed small many years ago, but that now make a very big difference: Well-to-do pensioners started saving earlier.

This may seem obvious, but unfortunately it is often only obvious in hindsight. The longer your money is invested, the more it will compound and grow. Even small contributions can become meaningful over 40 years.

They were more likely to have multiple sources of retirement income.

They did not only rely on their pension or provident fund. The majority of pensioners who retired well made additional contributions to a personal retirement annuity. These savings were made over and above their compulsory savings in an employer’s pension scheme. They were also more likely to have multiple sources of income, including rental from property and dividends from shares. They had invested

in a diversified portfolio of assets and not only in one retirement product.

They understood the importance of not withdrawing from their retirement savings.

When it comes to building towards your financial future, perhaps the biggest mistake that you can make when changing jobs is not to preserve your retirement savings. Aside from the tax implications being severe, if you take this money out, you are robbing yourself of one of the most important things when it comes to growing your money. Time.

They were more likely to get financial advice.

A significantly greater number of pensioners who retired well had met with a professional adviser in the years before they stopped working. They had also done so much earlier than members of the other group.

This clearly shows the value of having someone to guide your financial planning and to support you in reaching your goals.

“They were also more likely to have multiple sources of income, including rental from property and dividends from shares”

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INVESTIGATION

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Under the hammer Property auctions have an unfair reputation as being sales of dispossessed homes, but they can be an effective way of fetching the highest price for your house WORDS: NICOLA JENVEY :: PHOTO: ISTOCK

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uying or selling a residential property on auction may be common in Australia and the UK, but it suffers a stigma locally, where it is associated with distressed sales and bank repossessions.

This reputation is despite significant growth and acceptance in SA in the past decade of commercial and industrial property auctions, and that property auctions can be a powerful tool for swiftly selling a house.

Kim Faclier, GoIndustry Dovebid property division’s MD, says property auctions are a popular way of disposing of property in SA, but the mechanism hinges on supply and demand — and on educating the market about the benefits of using this transparent sale mechanism.

EXCEEDED PRICES “Unfortunately, there is a stigma attached, namely liquidation, distressed or deceased estates, but as a company we have had huge success in this arena whereby we have exceeded mandate prices by more than 300%,” Faclier says.

Hein Hattingh, MD of property specialist auction company In2Assets, says the industry would not be the poor relation if homeowners understood the difference between public auctions on private instructions from the owner, and forced auction sales by the sheriff, where the property has been attached via a court order as the owner was in default.

HIGHEST BIDDER In the latter case the owner has no say on the price achieved, cannot set a reserve price and the property is sold on the fall of the hammer to the highest bidder notwithstanding the sale price may be below market value.

In private instructions, the sale occurs under the mandate of the seller, who retains control of the conditions and price.

“The sale is always subject to the seller’s acceptance and buyers do not have a cooling off period as happens through estate agency sales,” Hattingh says.

Acutts Estate Agents MD Jonathan Acutt says the Estate Agent Affairs Act deems auctioneers

selling fixed property as estate agents who must be registered and have a valid fidelity fund certificate.

Without this the sale may be ruled illegal.

However, buyers shy away from auctions as typically the sales are not subject to loan approvals or other suspensive conditions. The highest bidder pays a deposit of 5%10% of the purchase price and the auctioneer’s commission on the fall of the hammer.

Guarantees for the balance must also be delivered, or the buyer will be liable for substantial damages for breach of contract.

ClareMart Group founder and CEO Jonathan Smiedt says before potential buyers attend an auction, they must establish their price ceiling.

The auctioneer can provide an estimated property value, but buyers must do their own

homework by researching equivalent property prices for the neighbourhood.

BOND FINANCING It is not always essential to have the whole purchase price available at the time of the auction, he adds.

ClareMart is one of a limited number of auction houses that can, through its affiliated bond originators, arrange bond financing.

According to RealNet estate agency group MD Jan Davel, buying a property on auction can be risky for

inexperienced buyers, but that only underpins the importance of seeking advice from agents familiar with the neighbourhood. Buyers should also view the property beforehand as auction properties are sold voetstoets.

Bidders should also check the sale conditions to see if they would be responsible for any levy arrears, outstanding rates and municipal charges on the property, as these may amount to thousands of rand.

Acutt believes that historically buying or selling properties on auction has

“We have had huge success in this arena whereby we have exceeded mandate prices by more than 300%” Kim Faclier, MD property division, GoIndustry Dovebid

fallen in and out of favour with South Africans. It is currently not common practice and sales via real estate agents or brokers outweigh those made under the hammer.

HIGHEST BID WINS “This is sad as auctions remain one of the best ways to sell property since they pull in potential purchasers to a single bidding process where the purchaser with the highest bid wins,” Acutt says.

Private auctions offer significant benefits, enabling properties to potentially achieve a price above market value, he says.

The downside is it requires all players to be present for bidding to happen, which is not always possible.

This is not an issue for In2Assets, says Hattingh.

The company holds

internet auctions both as timed events with the bids opening and closing over several weeks (opens on Monday at 9am and closes two weeks later at 5pm) and as real-time auctions.

In the latter, the auctioneer conducts proceedings from his computer, linking into registered buyers each pitting their bids against each other.

The auction closes when the highest bid receives no overcalls in the same way as when an audience is sitting in a room and bidding.

ClareMart also holds timed auctions.

“If, through auctions, a fair market and bidding process was created and the various challenges addressed, property auctions would be a far more widely accepted way of selling property in this country,” Acutt says.

“Auctions remain one of the best ways to sell property since they pull in potential purchasers to a single bidding process” Jonathan Acutt, MD, Acutts Estate Agents

HERITAGE

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Have a healthy respect for heritage when developing

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evelopers considering working on a heritage building or in a heritage area are often concerned about the hoops they will have to jump through to get the job done. But many heritage practitioners point out that there is something of a misconception about the complexity of heritage applications and the resulting requirements, and that developing a heritage building can significantly

enhance the appeal of the finished product.

The first step in understanding the complexities of heritage requirements is knowing what constitutes heritage. “Anything older than 60 years old needs to be considered, but not all buildings older than 60 years old are heritage,� explains Port Elizabeth architect and heritage practitioner Bryan Wintermeyer.

Heritage requirements

HERITAGE

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“Anything older than 60 years old needs to be considered, but not all buildings older than 60 years old are heritage” Bryan Wintermeyer, architect and heritage practitioner

and procedures are governed by the National Heritage Resources Act, but according to Johannesburg heritage architect Brian McKechnie, the 60-year cut-off is fairly arbitrary. “Lots of buildings less than 60 years old should be protected, and lots of older buildings don’t merit any protection at all.”

That being the case, for many buildings the heritage application is just an extra step in the development process and McKechnie says that 80%-90% of buildings will not require any further action.

APPLICATION PROCESS Heritage applications are processed by provincial heritage resources authorities (PHRAs). “These authorities are constituted to review applications on heritage terms as to the relevance or impact of the alterations or demolitions of heritage buildings,” says Wintermeyer.

These bodies classify buildings as grade 1, having national significance; grade 2, having provincial significance; and grade 3, having local significance.

Within these grades are further divisions, stating whether the entire building should be maintained in its historical condition or whether only certain areas or the façade must be maintained.

“There are different degrees of heritage protection,” says Laurie Wener, the senior executive in charge of developments at Pam Golding Properties in Cape Town. “Sometimes it is just the area that falls under protection — like Cape Town’s City Bowl — and sometimes it is just the exterior of the building. So you will get some buildings where you can do nothing other than maintenance and others where you can knock down the entire building as long as you preserve the façade.”

GUIDELINES ON THE WAY Unfortunately, the PHRAs are underfunded and do not have the capacity to advise property owners or buyers in advance of a purchase. They only process applications once the building has been bought and a formal application has been made.

For this reason, guidelines are being drawn up to give buyers some kind of prior understanding of what they can and cannot do with certain buildings or in certain areas.

“The Western Cape is the most advanced in setting up the guidelines for those gradings,” says Wintermeyer. “Ideally, as it gets more systemised, certain sections of the city will get graded, which will be more reassuring for developers.”

Until guidelines have been established, developers seeking advice on buildings of interest should approach heritage architects or practitioners for their insights. “Many architects will voluntarily come to a heritage site to talk about it,” says Wintermeyer.

“And many local organisations are able to assist because they want to contribute to protecting the built environment.”

HERITAGE BENEFITS All practitioners approached for comment agree that while a heritage application for a building does present an extra step in the development process, there are huge gains to be realised from working on a heritage site.

“Buildings that are actual heritage resources, like Whitehall Court in Killarney or the Ansteys Building in the Joburg CBD, are exemplary,” says McKechnie.

“Instead of heritage being a hindrance, there is a massive waiting list of people who want to own apartments in those buildings.”

Buildings that are not maintained for their original purpose can still turn their heritage legacy to modern appeal in their new form. “It takes sensitivity on the part of the designer or architect to maintain heritage elements but find a new use

for the space. People often misunderstand heritage requirements and believe that they have to keep things exactly the way they were, but developers really can find a use that suits the type of building,” says McKechnie.

AESTHETIC APPEAL Wintermeyer adds that heritage buildings are often in prestigious parts of town close to transport routes, which adds to their appeal.

“In addition, they are often in inner city areas, which

are slightly degraded and at the point of renewal, so they can be very affordable for developers. They also have larger room sizes and high ceilings. What we need is brave developers looking for the opportunity to recycle these spaces into something else,” he says.

He lists The Old Biscuit Mill in Cape Town as an example of a building that has been converted for a new purpose while maintaining its heritage elements, as well as Mutual Heights,

also in Cape Town. This was converted from Old Mutual’s head office into extremely desirable flats, while the heritage features and fittings were painstakingly maintained.

No one is denying that an extra step in the development process can be cumbersome.

But in many cases the aesthetic and functional benefits and appeals offered by well-built, beautiful, historic buildings outweigh the drawbacks of the application process.

“It takes sensitivity on the part of the designer or architect to maintain heritage elements but find a new use for the space” Brian McKechnie, Johannesburg heritage architect

Sales ofďŹ ce open 7 days a week 9am-5pm

PROPERTY SOLUTIONS

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“Electricity remains the tenant’s responsibility, but municipalities now insist the account be in the same name as the registered owner to avoid nonpayment” cannot contract out of their basic rights — the lease cannot allow the owner to remove the doors or cut off utilities for unpaid rent.

The Consumer Protection Act (CPA) allows tenants to cancel leases giving 20 days’ notice; however, landlords can specify a reasonable penalty clause.

Liebenberg says legally landlords must show that the penalty is reasonable and including a CPA cancellation clause and a penalty calculation in the lease are vital.

COMMON MAINTENANCE ISSUES Blocked drains: caused by roots blocking gullies and drainpipes (landlord) or hair blocking bathroom drains (tenant). The plumber can assess the merits of each situation.

Light fittings, switches and bulbs: changing light bulbs (tenant); repairing faulty switches and fittings (landlord).

Mould, damp and leaks: found in many houses, especially at the coast, it is not a cut-anddried issue. Bathroom mildew is typically from steam build-up (tenant), but can also result from old paint so individual merits must be considered. Leaks and rising damp specifically relating to the structure (landlord).

Painting and damage to or tarnishing of paintwork: long-term tenants may put up pictures, but returning the property to its original condition (painting the walls versus patching the holes) should be negotiated in the lease agreement.

Gardens and pools: both parties should agree to a regular service provider, but repairs to any damage should be addressed in the lease agreement. Clear records and details should reflect the condition at handover, specifically the pool pump and accessories.

Know your rental rights If you are entering the rental game, defining the various parties’ responsibilities at the outset can go a long way to resolving any potential landlord and tenant disputes WORDS: NICOLA JENVEY :: PHOTOS: ISTOCK

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wning buy-tolet properties or living in rented accommodation comes with responsibilities for landlords and tenants. Defining those responsibilities up front and knowing the boundaries eliminates potential misunderstandings and friction.

The Rental Housing Act and Unfair Practices Regulations clearly dictate the landlord’s responsibility

to provide a property reasonably fit for its intended purposes. Equally, common law obligations dictate tenants pay their rent on time, take good care of the property and not use it other than for its intended purpose, and restore the home to the same condition it was received. However, there is no substitute for clearly defining responsibilities before a tenant takes occupation.

LEASE AGREEMENTS PayProp CEO Louw Liebenberg says it is critical to any tenant-landlord relationship that the lease be properly constructed and legally sound.

This means the lease has no additions or modifications, specifically legally binding verbal agreements, without the benefit of the written word as clarification. Leases must also adhere to national legislation and consumers

UPFRONT DEPOSIT The upfront deposit, typically rental for one or two months and an amount to cover unpaid utilities, covers damage costs to the property. Chas Everitt International Property Group CEO Berry Everitt says legally landlords must retain that deposit in an interest-bearing account.

Tenants have the right to request statements showing their capital and growth.

When leaving, the landlord and tenant must repeat the inspection tour conducted on arrival to establish damages.

If none are found, the deposit and interest must be repaid within seven days.

Reductions to the deposit depend on the lease agreement. If the tenant has damaged the home, the deposit less the repair costs must be refunded within 14 days after the property has been returned to its initial condition.

Chris Renecle, MD of Renprop, poses the question about what should be considered a “reasonable amount” for a landlord to expect as a deposit. For instance, can the deposit include a portion to cover utilities, given that the bill cannot be made out in the tenant’s name, leaving the owner at risk should the tenant not pay?

Renecle says for sectional title properties, a deposit of one month to one-anda-half month’s rental is typical. Additional electricity deposits are usually about

R1,000, with water deposits of about R500.

For freehold properties those amounts would be substantially higher.

UTILITIES PAYMENTS RE/MAX Living certified residential rentals specialist Grant Rea says decisions whether the landlord or tenant is responsible for the payment of utilities — water, refuse, sewerage and electricity — can sometimes be debated.

It is important that the written lease identifies these responsibilities up front.

Electricity remains the tenant’s responsibility, but municipalities now insist the account be in the same name as the registered owner to avoid nonpayment.

Some municipalities offer an e-billing option that makes forwarding the electricity account to the tenant a simple procedure.

However, while the tenant lives on the property, it is the landlord’s responsibility to ensure utility accounts are paid. Tenants have the right to view the original billing and utility readings and landlords then bill tenants for their portion.

SECURITY ISSUES Rea says questions arise about providing security such as burglar bars, perimeter sensors and alarms. On face value landlords need only offer adequately closing and locking doors and windows, but with escalating domestic crime, tenants may reasonably request a security gate or access control.

Landlords are not obliged to offer a state-of-the-art alarm as properties are let as is and an alarm’s absence does not make the property unfit. However, if the landlord falsely guarantees that the alarm works, he may be liable in a security breach.

Rea says after a break-in the landlord is liable for repairs since the damage was beyond the tenant’s control, but tenants are responsible for insuring their personal belongings.

Friday July 29 2016 MSP SHOW DEVELOPMENT

Seville and Vida Nova Buh-Rein Estate in the Western Cape offers two more top options.

Visionary CEO of MSP Riaan Roos describes the latest developments

B

uh-Rein Estate lies in the northern reaches of Cape Town and is currently taking shape. My vision was to create a safe suburb with homes to meet all the requirements of any family. Two of the latest developments within the estate epitomise just that.

Our new development, Seville, with just 31 luxurious single residential townhouses, is really a place where a family can settle down. It is also a great investment opportunity. Prices range from R1,399,900 to R1,999,900. The townhouses are almost complete and ready to view.

Each spacious townhouse has three bedrooms and two bathrooms, with a separate scullery and one or two garages plus your own private garden. A built-in braai and patio area give each apartment that truly South African, homely feel.

Fittings and finishes include granite kitchen tops, mosaic splashbacks and a gas hob. The townhouses are tiled throughout, for easy cleaning, with aluminium edging for a modern look and feel.

Open-volume ceilings add to a feeling of space.

To date, nine of Seville’s townhouses have been sold. They are proving popular with both younger professional couples and those looking to scale down.

Seville is wonderfully situated just around the corner from the Lifestyle Centre, which includes a swimming pool and kiddies’ play area. A

restaurant and snack bar are set to open soon.

The other new development is Vida Nova, with a contemporary cascade design and a choice of 139 apartments. Vida Nova is bordered by a greenbelt along the east, with magnificent views of the Boland mountain ranges.

Four types of apartments are available, and all include blinds, a carport, granite kitchen tops, and a patio or balcony with built-in braai.

They are tiled throughout for easy cleaning.

Investors have said that Vida Nova offers the best value for money they have seen, as well as the best finishes in this price range.

To date, 62 apartments have been sold.

Prices start from R579,900 for a one-bedroom, onebathroom apartment to R839,900 for a two-bedroom, one-bathroom apartment.

Young families love the ground floor apartments with their private gardens, suitable for small pets.

Buyers include investors from Johannesburg, KwaZulu-Natal and Dubai as well as Cape Town, some having bought more than one apartment. The rental that you can obtain in Vida Nova is R5,500-R6,000 per month for a one-bedroom apartment and R7,000-R7,800 for a twobedroom apartment.

Seville and Vida Nova offer ideal opportunities to own property in the burgeoning success story that is BuhRein Estate, where top-rate

AGENTS ARE ON SITE DAILY TO ASSIST VISITORS AT THE ESTATE Monday to Friday: 9am-6pm Saturday: 10am-3pm Sunday: 11am-5pm

AT A GLANCE: All prices include VAT (transfer duty), transfer and bond registration costs.

No deposit is required.

CEO RIAAN ROOS security and broadband internet connection come as standard. Daily public transport to and from the estate includes Golden Arrow buses as well as a private shuttle service through HG Travel. A flagship Checkers

shopping centre is planned for 2018.

If you have not as yet visited, please call, e-mail or visit the MSP website (msp.property) to learn more about this awardwinning new suburb.

GET IN TOUCH

MSP Developments 021 914 6703 sales@msp.property msp.property buhrein.co.za

SEVILLE: Single-storey townhouses Type A: From R1,399,900 (120m2) 3 beds, 2 baths, single garage Type B: From R1,899,900 (151,5m2) 3 beds, 2 baths, double garage Type C: From R1,999,900 (157,5m2) 3 beds, 2 baths, single garage

VIDA NOVA: 139 apartments with carports Type A: From R879,900 (65m2) 2 beds, 2 baths Type B: From R839,900 (62m2) 2 beds, 1 bath Type C: From R649,900 (48m2) 1 bed, 1 bath Type D: From R579,900 (43m2) 1 bed, 1 bath

Y

021 801 5400 sales@msp.property

Where to buy?

WESTERN CAPE

12%

The Western Cape House Price Index rose by 12% (year-on-year) during the 1st quarter of 2016.

Of all the major Rand Area regions, the Western Cape had the highest house price growth in South Africa during the 1st quarter. This is the highest growth rate since the 1st quarter in 2006

Western Cape

According to TPN (Tenant Profile Network), the Western Cape has the highest percentage of residential rental tenants in good standing by major province and stands at 88.7%

Best buy?

2 Bedroom - Sectional Title

When looking at Gross Yields by Title Deed and Room number, it is Sectional Title that generally looks the most attractive and 2 bedroom apartments perform best currently.

Sources: TPN and FNB

2011 LAUNCHED FIRST BRICK February April

FIRST HOME REGISTERED End 2011

3299 TOTAL ON COMPLETION

TYPICAL CASE STUDY IN BUH-REIN ESTATE

51sqm

2 Bedroom, 1 Bathroom Sectional title

1220

321

1758

2011

2016

Launched price

Current price

R424 900

R729 900

72% Capital growth over 5 years or 14% p.a.

Initial monthly rent

Completed properties

Under construction

R3 200p/m

To still be completed

R6 500p/m

103% Rental growth over 5 years or 20.6% p.a.

CHANDELLE - APARTMENTS

VIDA NOVA - APARTMENTS

Current monthly rent

SEVILLE - TOWNHOUSES

UNDER Construction

UNDER Construction

FROM R 879 900

FROM R 739 900

FROM R 1 399 900

Vida Nova offers 139 one and two bedroom apartments.

Chandelle consists of 147 luxurious apartments.

Seville offers 31 Single residential townhouses.

All apartments come standard with fitted blinds and built-in cupboards in all bedrooms. Wall units and granite tops with mosaic splashbacks creates a certain style of elegance in the kitchen. Every unit features a built-in braai with covered patio. For your car’s care a covered parking bay is included.

All apartments come standard with 2 bedrooms, built-in-cupboards, a fully fitted kitchen that includes wall units with granite tops. The outside area offers a covered patio with built-in braai and limited units include exclusive use gardens.

Ideal for pet lovers.

All rooms come standard with built-in-cupboards, double volume ceilings, a fully fitted kitchen with a gas hob and separate scullery. It is finished off with granite tops and mosaic splashbacks. A built-in braai and private garden, ideal for pet lovers.

All costs included | No Deposit

Marlene Mundt Maryam Karlie Sonja Taylor

2

2

1

Covered Parking

083 261 6631 074 219 1892 083 320 2155

All costs included | No Deposit

Erna Gerber Tasha Volschenk Jabulani Gumede Johnny Engelbrecht

2

1

1

Parking bay

083 411 0592 081 580 1419 074 322 8349 082 648 6123

All costs included | No Deposit

Elna Maree Johan Dahms

3

2

1

072 142 9094 083 633 4520

Terms & Conditions apply

www.msp.property

Nestled in the beautiful Paarl-Franschhoek Valley, 35min from Cape Town and surrounded by majestic mountains, lies Pearl Valley at Val de Vie Estate, South

LIVE . PLAY . RELAX

Africa’s top residential estate. Pearl Valley boasts, among numerous other facilities, an iconic Jack Nicklaus Signature Golf Course, named the Best Conditioned

Nature stands from R2.5m

course in the Western Cape for 2010, 2011, 2012/2013 and again for 2014/2015

Golf stands from R2.1m

by Golf Digest Magazine and awarded the Compleat Golfer’s Five Star Experience Award for six consecutive years. Pearl Valley is distinguished as the epitome of golf and luxury living that allow for peace of mind and unforgettable experiences. Come home to Pearl Valley where you truly can

18 hole Jack Nicklaus Signature Golf Course Secure living Proximity to top schools in South Africa

‘Live, Play, Relax’.

OFFICIAL MANDATE SALES AGENTS:

+27 (0) 21 863 6105 | property@pearlvalley.co.za | www.pearlvalley.co.za | www.capewinelandsproperties.co.za

+27 (0) 82 496 8296 | property@sirpearlvalley.co.za | www.sothebysrealty.co.za | www.sothebysrealty.com

NEW RELEASE UNIQUE FEATURES 1 Acre to 1 Hectare lifestyle stands Bordering the protected Fynbos Reserve Lifestyle boutique crop farming e.g. citrus, olive, vineyards, vegetables and herbs

Introducing the ultimate in secure country living The Reserve.

If you have always dreamed of having a large vegetable garden to grow your own high-quality produce or maybe to look out onto your land with your horses within eyesight, then this is specially for you. Homes border on the protected Fynbos Reserve and is secure country living

Landscape and irrigation design included Farming irrigation water allocation

Plot sizes ranging from 3000m2 starting at R3,46m VAT incl.

+ 27 (0) 21 863 6105 | property@valdevie.co.za | www.valdevie.co.za | www.capewinelandsproperties.co.za PROPERTY | EQUESTRIAN & POLO | SPORTS & LEISURE | RIVER & LAKES | WINE | RESTAURANT | EVENTS Safe Home Award in South Africa 2015 Best Single Unit Development in Africa 2014 Best Multiple Unit Development in South Africa 2013

Priced from R2.25 million. No Transfer Duty.

One-on-Whiteley, the new residential phase of Melrose Arch, is the ultimate in luxury cosmopolitan living. When you invest in an apartment at One-on-Whiteley, you are investing in a secure, convenient and vibrant lifestyle.

One-on-Whiteley provides an amazing opportunity to be part of the success and attraction that this unique new urban quarter offers. By owning an apartment in One-on-Whiteley, you open the door to 21st century living.

On Show at the Pam Golding Office and Amdec Property Café - High Street, Melrose Arch.

To be part of the ultimate in luxury cosmopolitan living, please contact: Peet Strauss 083 675 1212• pstrauss@pamgolding.co.za Victoria Russell 074 683 1222 • victoria.russell@pamgolding.co.za Tersia Taljaard 063 695 7571 • tersiat@amdec.co.za Office: 011 684 2995/6 • pamgolding.co.za/melrose-arch

NEW HEIGHTS FOR BEDFORDVIEW

L I V E T H E F U T U R E O F L U X U R Y. SAFE, STYLISH AND WITHIN YOUR REACH.

P R E- L AU N C H P R I C E S F R O M

R 8 9 0 0 0 0 - R 4 . 5 M I L L I O N. REGISTER TO SECURE YOUR UNIT PRIOR TO LAUNCH. pamgolding.co.za/infinite

JOHANNESBURG EAST SPECIAL PROJECTS Glen Bester 082 870 4264 • Office: 010 595 4300 pamgolding.co.za/infinite

PROPERTY NEWS Friday July 29 2016

Sandton sales hit R8bn mark

S

andton and its surrounding suburbs have generated an estimated R8bn in residential sales in the past 18 months, says Charles Vining, Seeff Sandton MD. A fair amount of these sales have either been cash deals and/or in the R5m or more price range.

“About 10 sales a year are made in the R20m-plus price range in Sandton and we are seeing more activity in this segment of the market than in the prior 18 months.

“To date the highest price our branch has achieved in 2016 has been R26m for a mansion in Sandhurst. The highest asking prices are generally in the mid-

R20m range. These homes are located in the most desirable suburbs, especially Sandhurst and Hyde Park.”

Vining says the company currently has three properties in the R60m to R75m price range and six homes in the R32m to R40m bracket.

One of the most lavish on Seeff Sandton’s books is a R60m home reminiscent of the Ewing family’s Southfork Ranch in the television series Dallas (pictured right). The erf is 5,776m2.

There are five bedrooms, five bathrooms, a gym, spa, cinema, library, cigar bar, summerhouse and tennis court.

House prices show resilience

S

tandard Bank Report’s House Price Index (HPI) edged up 7.3% year on year in June from a downwardly revised 6.6% year on year in May. Sub-indices show freehold properties increased 8.7% year on year, from a slightly downwardly revised 7.8% year on year in May, while sectional title properties were

flat at 9.6% year on year.

The resilience in property prices reflects credit extension that took longer than expected to decline, in line with deteriorating macroeconomic conditions — declining real disposable income, rising food inflation, interest rates and unemployment — and tighter financial conditions.

Retail sales growth may not contain vacancy rates Retail Space Building Plans vs Completions

Source: FNB

2 000 000 1 800 000 1 600 000

1405425

1 400 000 1 200 000 1 000 000 800 000

637269

600 000

REA VAYA TO BOOST SANDTON CENTRAL

Western Cape again leads residential surge

T

purchase price was R813,000, during the first five months of the year. The Study singles out affordability as a key issue in the weak economy, driving the strong performance in this market.

Sectional title properties still outperform freehold homes.

House price inflation of small sectional title properties (less than two bedrooms) increased by 15.2% in Q1; large freehold properties (four or more bedrooms) rose by 3.5% from levels a year earlier.

“It seems the strength of the national housing market is largely attributable to two dominant trends: the continued outperformance of the Western Cape market relative to the national market and the robust growth in the prices of homes in the lower income price band,” says Dr Andrew Golding, CEO of Pam Golding Properties.

house price inflation rates in Tshwane (6.7%), Durban (5.8%) and Johannesburg (5%) in the same month, according to Lightstone.

Increased house price inflation in coastal markets does not carry through to traditional holiday towns however, where it slipped from 11.5% in late 2014 to a negative year-on-year growth rate of -4.1% in Q1 2016.

The PGP Index lower price band (<R1m) continues to register the strongest growth in house price inflation.

Nationally this category posted an average inflation rate of 9.4% in the first five months of the year, with regional averages ranging from 16.8% in Western Cape to 8% in Gauteng.

According to bond originator ooba, the average first-time buyer was 34 and the average

he Western Cape continues to be the hottest regional housing market, and the lower price band — houses selling for less than R1m — remains the top performing category, according to the Pam Golding Properties Winter 2016 issue of The Study, released earlier this month.

The report incorporates the Pam Golding Property (PGP) Index. After averaging at a 6.4% increase in Q1, the index shows that national house price inflation continued to strengthen, rising by 6.7% in May 2016 from levels a year earlier.

Semigration to Western Cape towns fuels house price increases in the coastal region, according to the report. Prices in Cape Town increased by 10% in February 2016 from February 2015, well above

400 000

Cape Town remains SA’s top performing market Source: Lightstone

Retail building completions - square metres - 12-month moving total

CT

PTA

DBN

JHB

15 10 5 0 -5

Jan-16 2016

Jul-15

Oct-15 3Q

Apr-15

Jan-15

Jul-14

Oct-14

Apr-14

Jan-14

Jul-13

Oct-13

Apr-13

Jan-13

Jul-12

Oct-12

Apr-12

Jan-12

Jul-11

Oct-11

Apr-11

Jan-11

Jul-10

Oct-10

Apr-10

Jan-10

Jul-09

Oct-09

Apr-09

Jan-09

Jul-08

Oct-08

Apr-08

Jan-08

-10 Jan-07

First-time buyers and affordability fuel lower price band housing boom Source: PGP Index, Lightstone & FNB 60 50

FNB former townships

40

Lightstone affordable index

PGP lower price band

30 20 10 0 -10

3Q

2015

2014

3Q

3Q

2013

2012

3Q

3Q

2011

3Q

2010

2009

3Q

2008

3Q

2007

3Q

3Q

2006

2005

3Q

3Q

2004

2003

-20 3Q

Yet the additional real retail sales/new square metres of retail space planned ratio per month for the 12 months to April 2016 has declined to R664/m2.

The additional real retail sales/new square metres completed ratio declined to R1,664/m2 over the same period.

This suggests the risk of rising retail vacancy rates has been on the increase early this year despite the real retail sales growth rate.

The brisk pace of new recorded retail development has led to some decline in these ratios yet both have remained positive in recent times. But the risk is that tough economic times lead to a retail sales growth slowing in the near term.

Loos concludes that maintaining a supply-demand balance and limiting any potential rise in the national vacancy rate would depend on the extent at which retail building activity slows.

Year on year percentage price change

R

eal retail sales growth has remained solid relative to economic growth in 2016, averaging a healthy 3.3% year on year for the three months to May 31, according to John Loos, FNB household and property sector strategist, in his July property barometer.

However, Loos is not sure if this growth will contain vacancy rates in retail space on a national average basis because the pace of new development of space has been brisk, so much will depend on the future pace of both retail sales and retail building activity.

“Whether under or oversupplies of retail space will develop also has much to do with the level of new retail development activity,” he says.

StatsSA Retail Building Statistics point to high levels of retail space plans passed for the 12 months to April 30 of 1,405,425m2, although not all plans translate into completions.

20

Year on year percentage price change

Retail build plans passed - square metres - 12-month moving total

3Q

Jan-16

2002

Jan-14

Jul-07

Jan-12

Oct-07

Jan-10

Apr-07

Jan-08

2001

Jan-06

3Q

0 Jan-04

2000

200 000

Expanding its Bus Rapid Transit (BRT) system, Johannesburg will bring Rea Vaya’s fast, convenient and affordable bus service to Sandton Central within the next two years.

Boosting all modes of transport and easing traffic flows, the project will also add improvements to infrastructure in Sandton Central with new bridges, widened main roads, upgraded pavements and signage, and a dedicated cycling and walking path linking Alexandra with Sandton.

“The infrastructure improvement to roads, pavements and public transport the BRT introduces supports Sandton Central’s position at the forefront of wellmanaged central business districts,” says Elaine Jack, the city improvement district manager of the Sandton Central Management District.

Sandton Central is a key destination in the R3bn Phase 1C of Rea Vaya, which began construction in 2014. This phase is expected to add 245 buses to the 277-bus fleet. It comprises 16km of dedicated trunk route that extends Rea Vaya’s route from Parktown to Alexandra and on to Sandton and beyond.

Rea Vaya will have at least two stations in Sandton Central.

The project adds two new bridges across the M1 highway — one for BRT buses and pedestrians, the other for cyclists and pedestrians. It includes widening Sandspruit Bridge, the gateway to Sandton Central on Katherine Street. The bridge is being completely rebuilt and expanded from two to six lanes, with the two centre lanes reserved for the BRT. It will be ready in September.

A VIEW SO INSPIRING IT WILL LEAVE YOU BREATHLESS

CALL FOR YOUR PERSONAL VIEWING APPOINTMENT

OPPORTUNITIES SELLING FROM R4,2M · Apartments all bathroom en-suite · Top Design and Finishes · Full amenities

ON SHOW DAILY

A SUBURBAN YET CENTRALLY LOCATED ADDRESS Visit our Penthouse Show Apartment 12720 to soak up the views over Johannesburg

Houghton on 12th, 53 Second Ave, Houghton OFFICE – 011 034 2201 || ALAN BECKER – 082 718 8100 || EMAIL – alan@thehoughton.com

KZN ZIMBALI'S PERFECT QUIET CUL-DE-SAC Masterfully designed and built this home offers privacy and comfort in a well positioned home in a quiet cul-de-sac overlooking the golf course.

Private courtyard entertaining well protected from all winds for all year round socialising. Gourmet kitchen with an induction wok, teppanyaki plate, built in coffee machine and much, much more.

BEDROOMS: 4 BATHROOMS: 5 Keith Brown 079 494 0504 032 946 3046 Web Ref: 105219

ZIMBALI COASTAL ESTATE R17.995 million

WESTERN CAPE A SECRET HIDEAWAY! A picturesque, character filled Cape Dutch home is perfectly perched on Âą 4000sqm of the most beautiful, established gardens overlooking exceptional mountain views. As you approach this beautiful Cape homestead you are welcomed into an entrance hall which leads into a glorious sun filled formal lounge with fireplace. A gourmet kitchen entertains onto a family room and dining room. All reception areas open through French doors onto terraces which overlook the dramatic vistas. The garden offers a perfect combination of immaculate, manicured lawns and sparkling pool as well as a lower level forest. The 3 spacious bedrooms comprise of a luxurious master suite and 2 well-appointed bedrooms en suite, all overlooking beautiful vistas.

Double garages, domestic suite and security.

UPPER CONSTANTIA R12.999 million

BEDROOMS: 3 BATHROOMS: 3 Ingrid Hoaten 082 490 6246 Charne Shipper 083 274 6336 Web Ref: 104543

GAUTENG COMPLETE REBUILD BY STRUCTURAL ENGINEER Live and work on the doorstep of Sandton, in newly boomed-off area of Parkmore. This modern house is a complete rebuild. Three bedrooms, three bathrooms, TV-room, study, open plan kitchen, dining room and lounge flowing out to covered patio and pool area. Staff accommodation, store rooms and four extra-large garages. Separate work from home office 70sqm, studio or flatlet with bathroom, kitchen and beautiful patio overlooking the tranquil garden. Be prepared to fall in love.

BEDROOMS: 3 BATHROOMS: 2

PARKMORE R7.499 million

Carolyn Bain 082 558 4665 011 656 0888 Web Ref: 105510