HOMEFRONT 13 OCTOBER 2016 WWW .BDLIVE.CO.ZA WWW.BDLIVE.CO.ZA 21 APRIL 2017
MUST READ
Groundbreaking design at Bosjes PAGE 2
Heritage home renovation tips PAGE 8
Just out: Cape central city report PAGE 18
Cape Town’s changing skyline Mauritius alters investment law PAGE 24
Its planners may have been a little conservative in terms of central city development, with a disdain for tall buildings and the need to protect skyline and heritage, but things are changing rapidly
PAGE 12
HOMEFRONT
ARCHITECTURE AND DESIGN
Taking flight A Breede River Valley restaurant and function venue is creating a stir with its trendsetting architecture and decorative elements in a historical farm setting WORDS: KIM MAXWELL :: PHOTOS: SUPPLIED
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he familyowned Bosjes farm is found in the Breede River Valley, off the N1 near Worcester, in the direction of Ceres. Its neighbours are wine farms and cooperatives of the Breedekloof Wine Valley in the shadow of the quietly majestic Slanghoek mountains, an area sometimes overlooked in favour of better-known winelands neighbour Robertson. But that could soon change. Bosjes is the Dutch word for bushes. Owned by the Stofberg family for generations, it is an established farm producing proteas, peaches, olives and table grapes. Now, passersby can snack on charcuterie platters or order scones in the tranquil tea garden. Bosjes Kombuis, a modern country restaurant, also offers a sit-down lunch in view of a custom-built children’s playground. Liam Mooney’s elegant décor in the farm’s luxury self-catering guesthouse bedrooms and communal kitchen/lounge will appeal to those after a memorable stay over. The hospitality aspect may be new but its architecture, landscaping and design details have been carefully considered. Take the restored pineapple motif on the Cape Dutch manor house’s gable, a traditional symbol of hospitality. Magnificent views from inside Coetzee Steyn’s chapel show off
the Slanghoek mountains. Nearby, a maze created by CNdv Africa landscape architects incorporates water features and circles to a hilltop via a sloping path. It’s an easy walk. The tree of life mural in the Bosjes Kombuis pays homage to multiple shards of old Delft and other porcelain dug up on the farm. Artists Michael Chandler and Lucie de Moyencourt were commissioned to create the porcelain outer wall of the restaurant’s kitchen. Its charming design depicts more than 100 species of resident flora and fauna, including the Cape barn owl, king protea and bateared fox, on 366 blue-andwhite handpainted tiles.
“The tree of life mural in the Bosjes Kombuis pays homage to multiple shards of old Delft and other porcelain dug up on the farm”
HOMEFRONT
Architect Coetzee Steyn of Steyn Studio on the Bosje chapel and Bosje Kombuis: Explain your South African roots. I was born and raised in Montagu in the Western Cape. My architectural career started at the Cape Technikon (now Cape Peninsula University of Technology), passing through Cape Town University and finishing at the Architectural Association in London.
Your studio is in London but your home is now Madrid, Spain. My time is split between London and Madrid. The flight is about two hours, which makes it almost the same as
commuting between Cape Town and Johannesburg. Undoubtedly one is enriched by travel.
design, probably the first of its kind, which influenced the structural approach to the Bosjes chapel roof.
Was Gaudi an influence for the waves created with your chapel roof?
You built a chapel on an 18th century fruit and protea farm. What makes its design and style groundbreaking?
It is interesting that you mention Gaudi as he is one of my favourite architects, more so in his approach to architecture and engineering. Have a look at his upside down hanging chain model of his famous La Sagrada Familia cathedral in Barcelona. It was an ingenious study into structural parametric
The chapel may be used for weddings, and it has already hosted a baptism. I would also like to think of it as a space for contemplation and reflection on your own beliefs and spirituality. Apart from the formal expression of the roof and its structure — a first in SA, if
not Africa — I think what is particularly groundbreaking is this type of contemporary intervention on a heritage property, which is usually in the form of complementary likeness. I can’t recall if anything as bold has ever been permitted in this context, apart from perhaps the Dornier wine cellar in Stellenbosch.
Did living in historical locations affect your ideas for the Bosjes chapel? One thing I found the Spanish do well is how modern architecture fits in and complements historical architecture, even in areas where heritage is of particular importance, and sometimes these interventions have a positive economic and social impact. In the context of Bosjes that is definitely an approach that influenced me.
the day to day running of the project and did all the technical detailing, which we oversaw.
We heard about birds in flight, and a chapel “floating” on a reflection pond. What should visitors experience when viewing the chapel? More than anything I would like people to make it their own, place their own interpretation and meaning on it. Like finding shapes in clouds. My first thought was that it had to inspire, amaze and make you ask questions. I originally wanted to make a thick slab of concrete levitate without obvious means of support, as though being suspended by a divine power. Fortunately gravity won.
What was particularly challenging about the techniques or materials used? We knew it was not
How long did construction going to be straightforward, especially as, for example, take? The concept of the chapel was finalised in 2011, with construction starting in the second half of 2013. The whole Bosjes project was completed towards the end of 2016. During the initial stages I visited the site every three to four months, intensifying to every two months towards the end. TV3 Architects handled PRODUCED BY TIMES MEDIA PROPERTY PUBLISHING Unit G4, Old Castle Brewery, 6 Beach Road, Woodstock, 7925 021 447 7130
A EDITORIAL TEAM Editor: Kim Maxwell Creative Director: Mark Peddle Designer: Samantha Durand
there are no perpendicular interfaces between the glass and the roof. I am glad we had the foresight to construct a scale prototype. It didn’t sort out all the gremlins though.
We love the shallow swimming pool outside, painted black, with an
interesting ripple effect created from builder’s sand blown about. Ha ha, I’m glad you like it. The only part intended though was the black waterproofing as it increases the amount of reflection.
Explain your thinking for the dining area of the Bosjes Kombuis. Due to its closer proximity to the farm’s Cape Dutch manor house, the architecture of the restaurant takes more clues from it in terms of its form and scale. However, a more natural palette sympathetically contrasts the white of the traditional manor house.
Bosjes Kombuis seems to be all about glass, wood and steel, and opening to mountain views on either side. The kitchen’s open gables are unashamedly aiming at the views, particularly framing views of the Waaihoek peak. The interior started with a more industrial palette, resembling working farm sheds or barn, mixed up with some Cape Dutch. Liam Mooney, who decorated the interior, beautifully refined this idea further. The linearity of the timber slat ceiling helps to direct the eyes towards the view.
PUBLICATION
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HOMEFRONT
HOME SENSE
Room to rent
Adding a granny cottage or flatlet to your property can provide extra income and boost the saleability of your home
WORDS: ANNE SCHAUFFER :: PHOTO: ISTOCK
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he bond rate is creeping up, fuel and food costs are rising, and electricity and water bills are mounting. Frankly, we have tightened our belts until we can barely breathe. For property owners, there is a Plan B. Yes, some properties are better suited to it than others, but most can reinvent a structure to generate a small to substantial secondary income simply by sharing their space with others.
LIFESTYLE Creating lettable spaces on your property takes thought and planning — not just about spatial issues and the costs of alterations and upgrades, but about your lifestyle. Depending on what you envisage,
“Bear in mind too that your tenant will enjoy privacy as much as you do, so latticework, screens or a creeper-covered fence can make all the difference”
there are a number of practical questions you have to ask yourself. Bear in mind that housing strangers on your property will involve compromise on your part, but the payoff makes it worthwhile. Factor in privacy if it is a major concern of yours.
GRANNY FLAT A great selling point for properties today is a granny flat, whether it is plush or simple, or a home office or flatlet for parents or a teenager. The happy flipside of this is that an alteration to create one makes your property more saleable, and you are likely to recoup your outlay. Examine existing structures such as unused domestic quarters, laundry or garage. Even that dodgy storeroom below your veranda carries
potential for someone with design flair. Offstreet parking is almost essential. Bear in mind too that your tenant will enjoy privacy as much as you do, so latticework, screens or a creeper-covered fence can make all the difference.
OUTLAY Calculate the cost outlay versus the projected income. Write it down and calculate the return on investment. Creative people can redesign their own spaces, but most of us need clever, objective friends or professionals (worth every cent), and some may have quality contractors on speed dial for that low-maintenance screed flooring and concrete vanity or counter tops, as well as compact sanitary ware and plumbing.
FURNISHED? Rent it out furnished or unfurnished — the more modern the fixtures and fittings and the more spacious the accommodation, the higher the rent it will fetch. Some home owners have created two or three lettable units, still without affecting their own internal home space. That is the bond taken care of and, further, additional presence on the property means better security and perhaps even potential house- and dogsitters. Obviously credit checks and testimonials are essential. What about the legality as far as the municipality is concerned? If you are not affecting anybody, it is way down the list of municipal concerns.
MUST HAVES AND NICE-TO-HAVES Open-plan living with loads of light (windows or skylight), offstreet parking and blinds or shutters on any windows facing your home. Ample cupboards, airconditioner or ceiling fan, heater, extractor fan and pay-as-you-go meters. DStv, Wi-Fi, laundry, security, courtyard, permission to keep pets.
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Bedrooms 5 / Bathrooms 5 / Garages 3 / New genre of family living. Set within one of the most desirable neighborhoods in the Southern Suburbs this distinctive family home has been totally refurbished to a high modern standard with carefully tailored spaces designed to suit modern lifestyles. Beautiful landscaped front and back gardens, bespoke kitchen, view balconies off the upstairs bedrooms and good security makes this one of the most tempting buy’s on offer.
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HOMEFRONT
HERITAGE
Follow these heritage rules When renovating or altering an old home, check its status before you start any building work WORDS: GEORGINA GUEDES :: PHOTOS: NADINE VAN DRIEL AND TER HOLLMAN
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f you buy or have bought a home that is more than 60 years old and you want to renovate it, you have to make a heritage application. The requirements of these applications vary, depending on city and suburb, as well as on the features of the house itself. Two architects familiar with the process of heritage applications in their cities explain what lies ahead for the heritage renovator.
“You might have to go through many different design iterations before sign off from all parties” Karin Ström, architect and heritage practitioner, sdks-architects
Steps for heritage application in Cape Town: 1. Learn about your heritage level Karin Ström, a professional architect and heritage practitioner at sdksarchitects in Cape Town, providing her personal opinion as a private practitioner, says you can approach the City of Cape Town. It keeps a database of home gradings that will, in many cases, offer an indication of the level or heritage of the house. In Cape Town, heritage gradings start at Grade I, which means the structure has significant historical or social relevance. “Most people are unlikely to buy a Grade I house because they have national heritage status and there are very few of these up for sale — for example, Table Mountain is a Grade I heritage resource,” she says. Grade II covers provincial heritage sites and Grade III is a municipal grading, which is where
the majority of available residential home are classified. Grade III houses are further broken down into A, B and C categories, with decreasing levels of significance and protection.
2. Employ a heritage practitioner Ström advises that prospective renovators employ architects with heritage experience. “There are only a handful of us with additional Masters degrees in heritage practice, but it’s important to have someone who is familiar with the process to guide you. If you are working with a less experienced architect, encourage them to get a heritage practitioner to mentor them.”
3. Get your hands on your plans Visit (or have your architect visit) the Old Plans Department, where it will cost R132 to access your plans. As the city is
protective of handing out information about property owners, Ström says you will have to produce a rates account and ID book to get your application processed, which takes a week. However, the clerks at the counter have limited access to the plan archives. If you have no joy, you may have to hire a heritage researcher to go to the Deeds Office and City of Cape Town Central Archive to track them down for you.
of Cape Town through a formally lodged process. “Here, it is important that your architectural designer is flexible. You can’t have a one-trick designer because if you are working with a heritage house, you are likely to get comments back in this process, and will most likely have to adapt the design.” The City of Cape Town’s Heritage Units provide valuable advice on sketch designs.
4. Ask your architect to prepare plans
5. Consult your local heritage bodies
According to Ström the assessment team at Heritage Western Cape stresses that heritage applications are a nuanced process that are assessed on a case-by-case basis. It will want to know what kinds of changes will be made to the property, so you will need to pay for your plan to be drawn up and submitted to Heritage Western Cape and the City
Heritage law requires that you also consult your local heritage organisations for approval. They can be found at www.hwc.org .za/ conservation-bodies. You must also contact the City of Cape Town for a list of the local civic ratepayers’ associations. “The process can take months. You might have to go through many different design iterations before sign off from all
parties,” says Ström. However, these steps are essential to preserving the character and beauty of Cape Town, so in the long run, they work in your favour as a property owner.
“Even if the house is not listed, the 60year rule will still apply and it will have to go through the heritage submission process” Victoria de la Cour, architect
HOMEFRONT Steps for heritage application in Johannesburg: 1. Understand the difference between the 60-year rule and protected Victoria de la Cour is a Johannesburg architect familiar with Provincial Heritage Resources Authority Gauteng (Phrag) applications in Johannesburg. Until recently she was a voluntary member of the Joint Planning Committee. She says Johannesburg properties are graded from A to C, where A cannot be touched and C has lost its heritage value. “Even if the house is not listed, the 60-year rule will still apply and it will have to go through the heritage submission process.” The rule also applies to any structure on a property with a building 60 years or older on it, even if the structure was added later.
2. The owner is responsible for current drawings of the house “More and more people are becoming aware of this requirement and are asking for plans as part of their sale agreements,” says De la Cour. “We are seeing a lot of retrospective
smartglass-homefront-hp.indd 5
heritage applications as a result of this.”
3. Know who is responsible for your area’s heritage applications De la Cour says Phrag has deferred a great deal of the decision making around heritage applications to the various residents’ associations. For example, in Greenside, a representative of the association has to endorse your plans.The Joint Plans Committee covers Parkview, Parktown, Westcliff and Forest Town, and the association will endorse plans from neighbouring suburbs that do not have their own representative committees. Some residents’ associations require that the applicant’s membership fees are up to date, and some require a payment for processing the application. De la Cour suggests that if you have a residents’ association that is amenable, talk them through sketches first so that you do not have to pay for and submit complete plans that will only be altered.
4. Engage a heritage practitioner or architect with heritage experience “You will need someone who understands how to do heritage applications, access the databases and motivate for making a change,” says De la Cour. “They will have to prepare a motivation that includes a history of the building, who designed it
as well as who owned it.” The motivation will have to justify the requested changes. De la Cour says the heritage authority and various committees are fully cognisant of the fact that houses need to be modernised. However, they may require some concessions in your handling of the streetfacing façade to allow for
less visible structural changes to the interior. The street-facing façade will always be prioritised as part of the associations’ aim of retaining the atmosphere of the suburb as a whole.
5. Submit your proposed changes to the council De la Cour says any change to a building,
heritage or not, needs to be submitted to the council. “There is a common misconception that you don’t need to submit for internal changes, but if you are changing the structure of the house and moving plumbing or electrical points, you do. Anything, no matter how small, needs to be approved.”
06/04/2017 9:17 AM
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ADVERTORIAL
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evenwacht Lifestyle Estate lies adjacent to the renowned Zevenwacht Wine Estate on the Stellenbosch Wine Route, and offers superb lifestyle options for the over-50s in an unbeatable setting. This estate is being developed by Multi-Spectrum Property (MSP), a company with vast experience in creating estates which offer great value, excellent finishes and superb lifestyle options. Zevenwacht Lifestyle Estate is the most beautiful setting in which to spend your golden years. The natural beauty of the Cape Winelands is irresistible and residents will be spoilt for choice when it comes to where to go and what to do — if they can drag themselves away from the panoramic views of Table Bay, False Bay and Table Mountain. Shopping centres, restaurants and amenities are only minutes away. Those who prefer the comforts of home can revel in a Cape country lifestyle,
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Centre. The Zevenwacht Care Centre also looks after social and other needs — with a dining hall, library, lounge, braai facilities and covered balconies to soak up the views. Security is top-notch, with CCTV and accesscontrolled entrances, 24-hour roaming security guards and electrified fencing for peace of mind.
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HOMEFRONT
FWJK’s skyscraping Zero2One, set to be the tallest building, on the corner of Strand and Adderley streets
URBAN GROWTH
Cape Town’s changing skyline Its planners may have been a little conservative in terms of central city development, with a disdain for tall buildings and the need to protect skyline and heritage, but things are changing rapidly WORDS: LUCINDA JORDAAN :: PHOTOS: CCID AND SUPPLIED
Pier Place on Jetty Street
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here was a time you could nip a ride from one end of Long Street to the other in a matter of minutes. Now, you could be forgiven for thinking it might be faster to walk. It is not just congestion that is changing the city centre. The view is changing almost daily too. The link between the harbour and the city centre, for years characterised by some of the CBD’s tallest buildings, is the site of the greatest activity, with several hotels and mixed-use developments under construction. The parking lots under the N1/N2 freeway have already given way to a Virgin Active gym, while the gleaming state-ofthe-art Netcare Christiaan Barnard Memorial Hospital takes pride of place close to the Cape Town International Convention Centre, which is also expanding. Upgrades, extensions and refurbishments are under way on various private and public buildings, such as Artscape, the
Telkom Exchange in lower Long Street, the R200m redevelopment of Pier Place on Jetty Street and the R20m addition of a residential node to the commercial property at 4 Loop Street. Then there is the R1bn upgrade planned for the station and concourse. However, what will really change the face of the Foreshore — and the city’s skyline — is the various billion-rand projects under way and proposed by developers FWJK and Amdec Developments. Construction of FWJK’s skyscraping Zero2One, set to become the tallest building in the city at 42 storeys, covering a floor area of 44,000m², is due to begin in August. It will take three years to complete. With 624 flats, 760 parking bays and 6,000m 2 of retail, Zero2One will have 360° views and a viewing deck open to the public.
HOTELS Amdec’s R2bn investment into the city is part of a partnership with hospitality group Marriott that will bring three new hotels into the Mother City. Amdec’s mixed-use development, Harbour Arch, is styled on its iconic Melrose Arch precinct and will be set in the growing Culemborg node. Harbour Arch will feature seven separate towers and house the 200-room Cape Town Marriott and the 150-room Residence Inn by Marriott Cape Town Foreshore.
These developments and upgrades across the CBD demonstrate a great deal of investor confidence in Cape Town city centre, says Central City Improvement District (CCID) chairperson Rob Kane. “Since an economically strong CBD is essential for any metropole to be economically viable, this is excellent not only for the Central City, but for the city of Cape Town as a whole, and indeed, for the province.” It may seem sudden, but the city’s transformation has been a long time coming, with municipal policies and regulations largely guided by the need to preserve its heritage, ensure sustainability and, of course, complement the natural attraction of surrounding mountain and sea.
APPROVALS “The biggest challenge with any CBD development is getting approval through,” says FWJK director Craig Armstrong. The company has five developments totalling R3.8bn on the cards for the CBD: KPMG Place, 4 Loop Street, 16 on Bree, Goldies and the Zero2One Tower. “We work closely with the city to ensure our visions meet, that we’re all looking toward the future so projects are on track and any objections are overcome,” Armstrong says. With most objections pertaining to potential lost views, Armstrong says plans include shadow
HOMEFRONT
KPMG Place, on the corner of Christiaan Barnard Street and Martin Hammerschlag Way studies “to minimise the impact of shadows on other buildings” and urban design reports to ensure that buildings “fit within the context of the site and where they are positioned”. Kane says partnership and collaboration are key to the city’s growth. He credits partnerships between the CCID and the City of Cape Town as well as relationships
THE TALL BUILDINGS POLICY In 2012, the city council drafted a tall buildings policy (approved in May 2013) that allows for densification and growth, while keeping sight of Cape Town’s core attraction: Table Mountain.
between the CCID and its CBD stakeholder base. This ensures core municipal deliverables and “the top-up services that bring the value-add to CBD stakeholders, and in particular, the levy payers who voted to have a city improvement district in place”. The result is a series of improvements and builds that will consolidate Cape Town’s position as a futuristic live-work-play destination. This, says Kane, is bolstered by the innovations put in place in preparation for the 2010 Soccer World Cup in terms
“Construction of FWJK’s skyscraping Zero2One, set to become the tallest building in the city at 42 storeys, covering a floor area of 44,000m², is due to begin in August”
Stipulations include: Tall buildings should be built along transport corridors and in close proximity to parks. Views of Table Mountain should be preserved. Each district should release a spatial development plan that identifies particular areas that are suitable for mixed use and taller buildings. Aesthetically: “The base must support the pedestrian/public realm; the middle shaft should minimise shadows and increase sky views from the street; and the top section should be sculpted to enhance the skyline character of the city.”
Takealot.com, near the N1/N2 freeway
of transportation and the upgrading of public space.
DEVELOPERS Armstrong says transport and parking are two of the biggest challenges to developers. “We’re trying to encourage people to purchase units without parking bays, and instil a car-free, pedestrian environment where people walk to work, restaurants or entertainment.” To effect this, FWJK is considering adding concierge services to a few of its buildings, he says. “I’m pretty excited to see what happens over the next
three years, as the city has plans to build on the success of the Bree Street turnaround and extend that to Loop and Long streets, as well as St George’s Mall.” Boosted by Cape Town’s global rating as a top tourist attraction and a dream live-work-play destination, demand has driven supply for investors, businesses and residents alike. Says Armstrong: “The demand has been extraordinary; there are only 16 units left for 16 on Bree. The city’s tallest residential tower with 36 floors, smart home automation, electric car charging, outdoor gym,
rooftop bar and deck pool on the 27th floor, this futuristic building will also comprise office and retail space — and boasts sales of 330 units within three weeks.” The Sentinel, a new build by Nova Group under way at 27 Leeuwen (due for completion early next year) is completely sold out, according to Dogon Group Properties City Bowl agent Keith Anderson. This 17-storey mixed-use building and the new 128-unit Castle Rock development in the East City Precinct, as well as the trendy 28-unit
HOMEFRONT THE FORESHORE FREEWAY PRECINCT The proposed Foreshore Freeway Precinct project is in the advanced stages of approval. In June 2016, the city called for submissions proposals for the development of six hectares of land between its unfinished freeways, a relic of a 1970s construction folly. Bids from six contenders are being assessed by the Bid Evaluation Committee. The qualifying bidder should be announced in the second half of this year.
The requirements: Addresses Cape Town’s traffic woes; Solves the city’s affordable housing needs; Materialises the vision of transit-oriented development (TOD); and Leaves a lasting legacy that will add to the attractiveness of the city as an international destination, while helping to address the challenges of a steadily growing CBD. Two residential towers at Harbour Arch in Culemborg Urban on Bree at 220 Loop Street, are just a few of Dogon’s latest listings.
CORPORATE It is not just residents and investors snapping up properties in and around the CBD. Arnold Maresky, CEO of Ingenuity Property, says the corporate and retail sector is as keen to buy in. His sleek, futuristic, mixed-use eight-floor
16 On Bree
glass tower, The Modern, will change the face of the block bordered by Bree, Hans Strijdom, Loop and Mechau streets. Ingenuity Property is also revitalising a section of the Bo-Kaap with the progressive, mixed-use 117 on Strand, due for completion by the end of 2018. The building has had an overwhelmingly postive response, with all but 10
of the 117 units sold before construction even began. “We closed leases with PnP for an upmarket PnP local store, Virgin Active for a state of the art new health club and Avior Capital as a leading financial services company,” says Maresky. Hotels, too, are on the rise. Added to Marriott’s three new hotels partnership with Amdec, Tsogo Sun is also increasing its
offerings in the city. The company has three full service hotels in the city centre and is opening its fourth in September. CEO Marcel von Aulock says it is already taking bookings. “This is our first large scale offering in the city aimed at the economy travel sector. The hotels offer two products with SunSquare and StayEasy, with a great location at
Castle Rock, Keizersgracht Street
the bottom of Bree Street feeding into the rejuvenated city centre.” He says Tsogo’s new development speaks to the rejuvenation of the City Bowl. Clearly, Cape Town is booming. But just how sustainable is this growth? Anderson, who has specialised in the CBD for more than 20 years, is wary: “There’s a 50/50 split in uptake between those
wishing to live in the city centre, and those wishing to invest. But I’d say that consortiums that are buying in and look to on-sell are taking a huge risk, as the city is overdeveloped, the going rate is ridiculous, and the market will slow.” But with a host of innovative builds in the pipeline, Cape Town is proving that it still has room for growth.
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STATELY MINTAKA European elegance in the heart of Constantia CONSTANTIA UPPER R69 MILLION Stately Mintaka is an approximately 25 000m2 property that exudes elegance and grace. The expansive estate, which is currently subdivided into two erven with another approved subdivision in the course of completion, comprises an imposing double-storey main house and distinctly themed guesthouse cottages, as well as manicured lawns and gardens that delight at every turn. There are wooded enclaves, a Zen garden, a vineyard, a rose garden, an orchard, a kitchen garden, a vegetable patch, cascading ponds and even a putting green, on the estate. The main entrance is monogrammed with river pebbles, setting the tone for a magnificent home with sweeping views, expansive grounds, additional luxury accommodation and inviting spaces ideal for entertaining.
CONTACT SEEFF: (O) 021 794 5252 JANINE STEVENSON: 073 168 4749 janine.stevenson@seeff.com PRISCILLA YOUNG: 082 324 3793 priscilla.young@seeff.com LIZA SNIJMAN: 082 805 7005 liza.s@seeff.com
Mintaka is an entertainer’s dream, with its array of guest suites and outdoor recreational areas. Mintaka is an entertainer’s dream, with its array of guest suites and outdoor recreational areas. Tucked away on one side of the main house in an informal covered verandah with built-in braai for alfesco dining. The well-sized swimming pool with hydrotherapeutic jets is flanked by a charming changing room and 2 guest cloakrooms. The property is characterised by the large lawn leading to a well-tended rose garden. The cascading triple level ponds surrounded by wooden shrubs extend across 2 of the estate’s erven. A quaint bridge crosses the ponds, adding to the tranquility of this section of the garden. Tucked away in one of the shady recesses of the estate is a children’s play area. The property, currently subdivided into two erven with another approved subdivision in the course of completion, is a good development opportunity.
HOMEFRONT PROPERTY UPDATE
Business is booming The annual report from the Cape Town Central City Improvement District provides a snapshot of healthy property development in 2016 WORDS: SUPPLIED :: PHOTOS: ISTOCK
T
he Cape Town Central City is the traditional CBD of the Cape Town metropole, and lies within a 1.62km 2 area that has been managed by the Cape Town Central City Improvement District (CCID) since 2000. The CBD is where all main road and rail transportation links begin in the Western Cape province. The CCID’s The State of Cape Town Central City Report 2016 shows that from a property perspective, Cape Town has a lot on the go.
Residential trends Year-on-year comparative sales in the Cape Town Central City continue to show a steady rise in residential interest with a downtown lifestyle. While R/m 2 values continue to climb steadily overall against the demand for Central City units, and well above average growth rates seen in SA as a whole, the year-on-year increases of average sales prices have slowed somewhat as the CBD market stabilises, particularly when compared to the low base of the market
in 2013, and in particular the significant escalation in averages from 2014 to 2015. Prior to 2013, values in the Central City had stagnated for many years, following a developers’ boom in the mid-2000s and rapid uptake by leveraging investors hoping for shortterm, highly profitable turnarounds, many of whom were then struck by the burst of the property bubble across the globe. So it has only been since 2014 that erstwhile downtown pioneers looking for an urban lifestyle
have begun to see the CBD as a true live-workplay destination and a long-term investment.
SMALLER UNITS What is significant is that the average unit size is becoming smaller than those built in the mid2000s, following the international trend towards smaller units in popular urban areas. The comparative selling price of units against what they originally listed for is also decreasing (-2.5% in 2016 versus -4.8% in 2015),
although the average number of days that units spend on the market has risen marginally (47 days in 2016 versus 45 in 2015). There was also a significant increase in the numbers of units sold (228 in 2016 against 185 in 2015). This was due to the transfer of many of the 169 residential units that make up the commercial property to residential conversion by developer Signatura of the old Triangle House in Riebeek Street into a Radisson Blu Hotel & Residence complex.
2016 RESIDENTIAL AVERAGES AND RANGES Average size across all units sold: 71m² (versus 82.97m² in 2015) Average R/m²: R33,921 (versus R24,483 in 2015) Average price sold against listed price: -2.5% (versus -4.8% in 2015) SMALLEST
LARGEST
31m one-bathroom studio units, no parking, sold in Hyde Park (Jan 2016), 14 Jetty Street and Four Seasons (April 2016), 43 Buitenkant. Both sold at R1.2m (R38,710/ m2), respectively for 11.1% and 0% below list price.
421m threebedroom, twobathroom unit with four parking bays sold in Mutual Heights (July 2016), 14 Darling Street. Sold at listing price of R10.7m (R25,416/m2).
2
2
LOWEST PRICE PAID
HIGHEST PRICE PAID
47m2 one-bedroom, one-bathroom unit (no parking) at Trafalgar Centre, Anton Anreith Arcade. Sold at listing price of R815,000 (R17,340/m2).
The highest price paid for a CBD flat was also the largest (see second column); ie the 421m2 unit sold in Mutual Heights for R10.7m.
DAYS ON THE MARKET FOR 228 TOTAL UNITS SOLD IN 2016 Average: 47 days 0 to 7 days: 109 units 8 to 21 days: 45 units 22 to 59 days: 35 units 60 to 89 days: 8 units 90 to 179 days: 22 units 180 to 299: 6 units More than 300 days: 3 units
RENTAL PROPERTIES At the time of writing The State of Cape Town Central City Report 2016, 116 residential units were available to rent in Cape Town’s Central City. This is a significant increase over the 63 units available in 2015, as listed in that year’s report, and was due largely to the release of rental units from the newly opened Radisson Blu Hotel & Residence 169-apartment block in Riebeek Street. The highest — and highly exceptional — rentals in the CBD in the 2016 report were a three-bedroom, 309m2 ultra-luxury penthouse with its own pool terrace (R130,000/ month), followed by two three-bedroom penthouses (respectively 156m2 and 168m2) each for R80,000/month. Taking these rentals out of the equation (for more standardised monthly rental averages) delivered the following results across 36 CBD blocks. It included furnished (65) as well as unfurnished (51) units.
STUDIO/BACHELOR (excluding dedicated student accommodation): Units for rent: six (four unfurnished, two furnished) Average: R10,608/m (2015: R10,375/m) Highest: R15,600/m Lowest: R7,950/m ONE BEDROOM: Units for rent: 67 (29 unfurnished, 38 furnished) Average: R15,081/m (2015: R15,860/m) Highest: R35,000/m Lowest: R8,000/m TWO BEDROOM: Units for rent: 38 (16 unfurnished, 22 furnished) Average: R22,290/m (2015: R20,120/m) Highest: R40,000/m Lowest: R12,500/m THREE BEDROOM: Units for rent: 14 (unfurnished) Average: R27,500/m (2015: R36,000/m) Highest: R27,500/m Lowest: R27,500/m
STUDENT ACCOMMODATION Seven buildings in the CBD are dedicated to providing student accommodation, and with 82 educational establishments in and around the area, the demand for additional, affordable accommodation of this nature is extremely high. Current monthly rentals, when units are available, range from R2,850 (shared double room) to R6,000 (studio apartment). Source: property24. com via CCID report
HOMEFRONT “From a property perspective, it is fast becoming home to a high concentration of skyscrapers including office and residential blocks — 50% of all residential units sold in 2016 were in precinct one”
Commercial trends Although slightly higher than at the end of 2015, Cape Town overall continues to have the lowest office vacancy rate of all South African municipalities (as at Q3 2016) at 7.6%. Focusing on the Cape Town Central City, in Q4 2016 vacancies were at 9.4% overall, down from 10% in December 2015. The most significant drop in CBD vacancy rates has been in premium (P) grade space, which declined significantly year on year from 25% in 2015, to 13.8% in 2016. There have also been notable drops in A grade (9.1% to 6.7%) and C grade (16.4% to 11.9%), the latter due in no small part to the conversion of C grade space into residential and hotel accommodation over the past 18 months — a trend set
to continue into 2017. The only category in which vacancies increased was B grade, which showed year-on-year movement from 7.3% to 10.3%. The Cape Town CBD is the only major inner city area in SA bucking the trend of office vacancies remaining high. While national inner-city offices vacancies year on year were up 40 basis points to 15.5%, Cape Town CBD vacancies have continued to drop, the latest year on year from 10% to 9.4%.
PRECINCT ONE The CCID defines four precincts in the central city. Of these, precinct one is the Foreshore’s financial district, home to many large legal firms, as well as to 42% of the CBD’s financial and banking services.
From a property perspective, it is fast becoming home to a high concentration of skyscrapers including office and residential blocks — 50% of all residential units sold in 2016 were in precinct one. In 2016, the new state-of-the-art Netcare Christiaan Barnard Memorial Hospital, an investment valued at R330m, with a total floor space of 30,000m 2, opened on the Foreshore. Other developments and upgrades completed since 2012 include the Radisson Blu Hotel & Residence, valued at R1bn. KPMG Place is under construction, valued at R400m. The average cost/m 2 of units sold in precinct one during 2016 was R37,214. The average monthly rental was R18,0791.
LIVING IN THE CENTRAL CITY There were 57 residential complexes, including those under construction, on December 31 2016. The total value achieved for 228 units sold during 2016 was R533m.
AVERAGE PRICE PER UNIT
AVERAGE SIZE PER UNIT
AVERAGE PRICE/m2
R2.337m
71m2
R33,921
In December 2016 there were 116 units available to rent at these average monthly rentals: STUDIO / BATCHELOR
R10,608
ONE BEDROOM
R15,081
TWO BEDROOM
R22,290
THREE BEDROOM
R27,500
THE CENTRAL CITY IN NUMBERS COMMERCIAL & RETAIL SPACE 1,042,605m2 total rentable
commercial space in the CBD, of which 105,319m2 was available in December 2016
91% average occupancy rate across all grades of commercial property in Q4 2016 (up from 90% Q4 2015)
279,579m2 total CBD rentable retail space, of
which an estimated 95% was occupied in December 2016
Come discover why we call it the Valley of Life Conveniently situated in the picturesque Paarl-Franschhoek Valley, 35 min from Cape Town, Val de Vie Estate has a variety of offerings to suit your lifestyle. Surrounded by beautiful mountains and bordering the Berg River, Val de Vie truly is a secure paradise for families. Fall in love with the Cape Winelands and discover a Life worth Living. VOTED TOP RESIDENTIAL ESTATE IN SOUTH AFRICA, 2015 AND 2016 BY NEW WORLD WEALTH
VAL DE VIE ESTATE AT A GLANCE PROPERTY | EQUESTRIAN & POLO | GOLF | RIVER & LAKES | WINE | RESTAURANT | EVENTS
FIND YOUR HOME IN THE CAPE WINELANDS + 27 (0) 21 863 6105 | property@valdevie.co.za | www.valdevie.co.za Safe Home Award in South Africa 2015 Best Multiple Unit Development in South Africa 2013 Ranked Top Residential Estate in South Africa 2015 & 2016
Welcome to our neighbourhood At Val de Vie Estate, we are proud of an array of developments that we have created and built. The developments each have unique characteristics, assisting you in finding your perfect home in the winelands.
PEARL VALLEY | R13,995,00 4
480m2
1305m2
THE VINES AT LE DOMAINE - MOUVERDRE | R5,932,800
5
4
3
296m2
THE VINES AT LE DOMAINE AVIGNON | 177m2/194m2 | From R3.7m MONTEREY | 226m2 | From R4.2 SONOMA | 303m2 | From R5.2
If you are looking for one of the most exceptional homes in Pearl Valley,
This magnificent property is well located near the iconic Gentleman’s
with magnificent views across the golf course and lake, look no further.
Estates with views towards the Drakenstein mountain range. The
World-class style defines this gorgeous, 4 bedroomed house offering the
spacious open plan living areas open out to an expansive undercover
utmost in luxury, light and attention to detail. Boasting absolute privacy
entertainer’s patio, complete with a sparkling blue pool and wood braai.
The Vines is all about lifestyle. Incredible facilities and exquisite natural surroundings
and embraced by a magnificent, lush garden, with seamless integration
Three of the bedroom suites with own en-suite bathroom and one
are an invitation to living with open doors. More than just a modern estate, The
of inside and outside living through large glass stacking doors which
bedroom has a granny flat and access to the 3rd garage.
Vines offers residents access to outdoor activities including cycling, running, fishing,
open up to a beautiful patio and swimming pool, this home is built for
polo and more. It’s true freedom on your doorstep.
the perfect balance between family living and entertaining.
*RENTALS AVAILABLE FROM R18,000 PER MONTH
+27 (0) 21 863 6105 | property@valdevie.co.za www.valdevie.co.za | www.capewinelandsproperties.co.za RESALES | RENTALS | DEVELOPER PLOTS | RESALE PLOTS | COMMERCIAL PROPERTIES | INVESTMENT OPPORTUNITIES Safe Home Award in South Africa 2015 Best Multiple Unit Development in South Africa 2013 Ranked Top Residential Estate in South Africa 2015 & 2016
Live
INVEST Capitalise
Presenting One on Whiteley, the latest residential phase of Melrose Arch, South Africa’s most exclusive mixed use precinct.
The Ultimate Cosmopolitan Lifestyle LIVE One on Whiteley offers a unique opportunity to live, work, play, relax, and stay within the heart of Melrose Arch, South Africa’s most exclusive mixed use precinct. INVEST One on Whiteley represents the ultimate in super-modern, cosmopolitan, community-focussed living, with an emphasis on style, comfort, security, enjoyment, and convenience. CAPITALISE Demand for residential property within Melrose Arch is at a premium; Investors will therefore appreciate the potential for excellent rental yields and capital growth that apartments in Melrose Arch enjoy. CALL TODAY Now under construction, and due for completion in mid 2019, units at One on Whiteley are selling fast. Call now to secure yours.
Priced from R1.85 million. No Transfer Duty.
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To be part of the ultimate residential address, please contact: Peet Strauss 083 675 1212, peet.strauss@pamgolding.co.za Victoria Russell 074 683 1222, victoria.russell@pamgolding.co.za Tersia Taljaard 063 695 7571, tersiat@amdec.co.za pamgolding.co.za/melrose-arch
HOMEFRONT INTERNATIONAL
Mauritius amends property law The island nation has introduced changes to its law that expand the options for foreign property investment WORDS: GEORGINA GUEDES :: PHOTO: SUPPLIED
F
oreign investors into Mauritius — including those from SA — can now buy flats outside the developments that were earmarked for foreign investment in the past, following an announcement in February that the Mauritian government had amended the island’s Non-Citizens (Property Restriction) Act. The minimum investment amount has also been lowered to 6-million Mauritian rupees (about R2.34m at the time of writing). Foreign buyers still need to be registered with the Mauritian Board of Investment, however, and obtain a security
clearance but after that they are allowed to buy flats in any building or development that is more than two storeys high (G+2) and not built on the “Pas Geometrique” (leasehold) land that makes up most of the island’s coastal front line. “They will not need an occupation permit, residence permit or permanent residence permit to buy an apartment — and in fact they will be allowed to acquire several apartments as buy-to-let investments if they wish and rent them out to holiday makers or longer-term tenants,” says Berry Everitt, MD of the Chas Everitt International property group.
RESIDENCY Previously, non-Mauritians could invest in Integrated Resort Scheme (IRS), Real Estate Scheme (RES) and Property Development Scheme (PDS) properties. These have been popular with South African investors because IRS, RES and PDS purchases of more than $500,000 grant the investor permanent residency, says Richard Haller, director of Pam Golding Properties Mauritius. The scale of demand for these properties is high, and in the past year South African investors and other foreign nationals have spent the equivalent of more than R2.5bn on upmarket villas in the IRS, RES and
A two-level flat in Tamarin on the west coast, now available to foreigners PDS developments. Because of this, Haller says that since the announcement, his agency has not seen any significant uptake in interest in G+2 properties. “A large driver behind South Africans purchasing in Mauritius is to have the ability to reside on the island and to hedge against the South African rand,” he says.
IRS, RES and PDS properties trade in hard currency, while the newly available G+2 properties are traded in Mauritian rupees. Nonetheless, Everitt says the law change will be welcome news to a different kind of investor. “It does open up a relatively inexpensive avenue of offshore
diversification for South Africans, who have shown themselves to be very keen to own property on the island,” he says. His agency’s associates in Mauritius tell him that following changes to the legislation, several new residential developments that were on hold because of a lack of buyers are now going ahead.
1 bed 1 bath
R1 750 000 SEAPOINT
Hi James, I’m interested in the 1 bed in Seapoint. Let’s setup a time to take a look!
South Africa’s favourite property website.
A home for everyone www.privateproperty.co.za
TWO ICONIC TOWERS RISING 53 STOREYS WITH STUNNING CITY & RIVER VIEWS I N T H E C E N T R E O F L O N D O N ’ S N E W F I N A N C I A L D I S T R I C T- C A N A RY W H A R F P R I VAT E B A L C O N Y G A R D E N S R A N G I N G F R O M 1 0 9 S Q F T – 4 0 1 S Q F T M E M B E R S H I P T O T H E E XC L U S I V E WA R D I A N C L U B’ S P R I VAT E F I R S T C L A S S FA C I L I T I E S
J O I N U S F O R A L O N D O N R E S I D E N T I A L M A R K E T U P DAT E A N D E XC L U S I V E A C C E S S T O O N E O F L O N D O N ’ S F I N E S T N E W R E S I D E N T I A L D E V E L O P M E N T S – WA R D I A N . A P A N E L O F L O N D O N P R O P E R T Y E X P E R T S W I L L P R O V I D E A N U P - T O - D AT E M A R K E T O V E R V I E W, I N C L U D I N G S O M E O F T H E M O S T I M P O RTA N T FA C T O R S I N F L U E N C I N G L O N D O N ’ S H O U S I N G M A R K E T P R I C E S F R O M £ 7 5 6,0 0 0 AT T E N D A N C E I S S T R I C T LY BY R S V P I N F O @ S M U T S A N DT YA L O R .C O M +27 (0) 11 083 6366 9 M AY 2 0 1 7 THE OYSTER BOX UMHLANGA ROCKS, DURBAN
1 0 M AY 2 0 1 7 O N E & O N LY V & A WAT E R F R O N T, C A P E T O W N
1 2 M AY 2 0 1 7 SUMMER PLACE SANDTON JOHANNESBURG
Whilst every care has been taken in preparing these particulars, the agent and the respective landlords/vendors give no warranty, express or implied, as to the completeness or accuracy of the information contained herein. These particulars are subject to errors, omissions, change of price/rental or other conditions, withdrawal without notice, and any special listing conditions imposed by our principals. The agent will not be liable for negligence, or for any direct or indirect consequential losses or damages arising from the use of this information. You should satisfy yourself about the completeness or accuracy of any information or materials. The information contained herein does not form part of an offer or contract “*Prices and details correct at the time of going to press. Readers are advised to make their own enquiries to verify such information.
HOMEFRONT PROPERTY NEWS
Home warranty protects buyer and seller F ull disclosure of all known defects on a property must be made by the seller even if the buyer agrees to a voetstoots clause. A voetstoots clause will not provide any legal protection if you intentionally conceal defects in bad faith and with the purpose of defrauding the buyer, says Lee-Ann Dobrescu, head of group business
development at Hollard. The Consumer Protection Act requires sellers and purchasers to be fair and equitable in their contractual interaction. The purchaser must be informed that the property is offered in a certain condition with any specific defects listed, and must expressly accept the property in that condition. The Hollard Home Warranty protects seller
Pearl Valley Hotel nears completion
and buyer against the financial ramifications of any hidden defects that could emerge in the property for two years after the transfer. It includes a professional property inspection coupled with an insurance policy. The buyer has to specify the warranty in the offer to purchase, and the cost of the warranty is covered by the seller.
Buyers snap up Noordhoek retirement offering
M
ore than half the units in the first phase of construction of the Evergreen Noordhoek Lifestyle Village were reserved at the initial launch to prospective buyers on the Evergreen Lifestyle waiting list. Says Evergreen Lifestyle CEO Arthur Case: “With a starting price for a life right of R2.1m for a three-
bedroom, two-bathroom, double-garage house, these properties will attract middle income earners as well as wealthier people.” At more than 16 hectares, the estate includes private open space and walking trails, with views across the Atlantic Ocean towards Chapmans Peak. The village, with a sophisticated security
system and fibre-to-home internet, will consist of 150 houses and 200 flats near Noordhoek and Fish Hoek. A Lifestyle Centre is planned, with a gym, a heated pool, a care centre offering primary healthcare services and frail care, as well as various recreational services. There will also be a bowling green and tennis court.
T
he first phase of the Pearl Valley Hotel by Mantis at Pearl Valley, part of the Val de Vie Estate, is nearly finished. The Mantis Collection has developed and manages the hotel. Maximising exposure to the views across the PaarlFranschhoek Valley to the surrounding Simonsberg Mountains was key for
Francois Theron, director of FDT Architects. His design of double-storey residences integrate into the Pearl Valley landscape and incorporate existing trees to break the scale. Says senior project architect Penny Murray: “The dual balconies present the advantage of being able to open the unit to the vistas on both sides, or
either side, depending on the weather.” Guests will have access to the Jack Nicklaus Signature Golf Course, pools, tennis and boules courts, equestrian centre, golf driving range, putting green and chipping practice areas. There are also parks, children’s play areas and hiking and biking trails.
Menlyn Maine fuels property boom D emand for property and rentals in Pretoria’s eastern flank is increasing following the R2.5bn redevelopment of Menlyn Mall and progress in the development of Menlyn Maine, Africa’s first green city. Seeff Pretoria East MD Gerhard van der Linde says that large sections of Menlyn Maine have been completed and are in use and interest in the area is at unprecedented levels. Seeff agent Jacques Germishuys says demand in suburbs such as Garsfontein, Menlo Park, Alphen Park, Newlands, Constantia Park and
Ashlea Gardens has skyrocketed. Properties are being upgraded, further adding to the demand and stock is in short supply. Securing a rental here is now difficult and very competitive while sellers are achieving premium prices, he says. Seeff agent Dulcie Oosthuizen says new upmarket flats are fetching monthly rentals of R12,000-R15,000. More affordable accommodation for people who will be working in the shops and at the casino is in short supply, meaning more opportunity for developers, she says.
PRETORIA EAST
. . . D R N U A ! O T Y E S M D A L O I H U B BUY M A AND DRE Stand: R589 000 up to R650 000 Building: R1 225 000
Stand: R589 000 up to R650 000 Building: From R1 150 000
FAR = 120% of stand size Stand: R589 000 up to R650 000 Building: From R1 100 000 WERNER EKSTEEN
RE/MAX Jowic - Team Werner Eksteen
082 411 3089
082 577 4531 (Office) werner@wernereksteen.com
e c n e d i eR s
Aiconnic
A CENTRAL JOHANNESBURG LANDMARK
OUR LATEST THREE AND FOUR BEDROOM EN–SUITE LUXURY APARTMENTS ARE READY FOR OCCUPATION
INVESTMENT
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Appreciating (prices are fetching more than 60% of their original value)
Safety: state-of-the-art family security has no price
Uninterrupted views stretch from Northcliff to Oliver Tambo
Signature Jack Nicklaus Houghton Golf Course with jogging paths
A five-star hotel, part of The Leading Hotels of the World Group, on your doorstep
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If you don’t believe that this is one of the best luxury apartment offerings in Joburg, we will donate R250 to Afrika Tikkun, an organisation that provides a Cradle to Career path for our disavantaged township youth.
Come and view our luxury apartment 12029. Available daily for viewings ALAN BECKER 082 718 8100 | alan@thehoughton.com WARREN BECKER 082 302 3004 | warren@thehoughton.com Houghton on 12th, 53 Second Ave, Houghton | Show apartment 12029