The
May 2017
Featuring Properties from Tanzania & Kenya
www.darproperty.net
East Africa’s Ultimate Property Guide
FREE COPY
Issue No 56| ISSN 1821-7753
see page 12-13
The Darproperty - May 2017 | 1 The Darproperty - August 2015 | 1
Tanzania: World Bank Values Dar’s Real Estate U.S.$3 Billion More Than Nairobi This is evidenced by the numerous giant cranes on the city’s commercial districts such as Upper Hill and Westlands. Property experts acknowledged that office space charges are higher in Dar at an average of $22 per square metre compared to Nairobi’s $12 - $14. Nairobi “more lucrative” They, however, said that rents have been falling in Dar even as growth remains steady in Nairobi, making the Kenyan capital more lucrative in terms of return on investment. “Honestly, we are struggling to sell space in Dar. So based on a long-term view, Nairobi’s capital value will be higher,” said Ben Woodhams, the managing director of Knight Frank - a property firm with a footprint in Kenya and Tanzania. “At the end of the day, it doesn’t matter how much it costs to construct a building but how much returns it generates,” he added. By Neville Otuki
T
anzanian commercial capital Dar es Salaam’s real estate has been ranked ahead of Nairobi and Addis Ababa in the World Bank’s latest cities report, which cites land fragmentation and weak property rights as the sector’s biggest impediments in Africa. The report, which was released Thursday, estimates the economic value of Dar’s real estate at $12 billion ahead of Nairobi’s $9 billion - a $3 billion gap. Ethiopian capital Addis Ababa comes in third at $6 billion, while Kigali (Rwanda) is fourth at $2 billion. Uganda and Burundi were not included in the study. The World Bank report, however, describes Dar, Addis and Nairobi as having low economic/replacement values compared to cities with similar income levels. “The low economic value comes from the way land is organised - in small fragments - reducing the scope to scale up investment in housing and commercial complexes. Small scale urban development increases cost of construction and makes it costly to lay down supporting services and infrastructure,” 8 | The Darproperty - May 2017
Somik Lall of the World Bank said, adding that there is need to clarify property rights - “because in many parts of Nairobi, land is not utilised to its full potential.” The report also urges Nairobi and Dar to coordinate land and transport development in order to create value. “As you will see in cities such as Nairobi, the share of land allocated for mobility - is limited. This further reduces the extent to which the city can support economically dense structures.” In Nairobi, for instance, commercial and industrial structures account for 55 per cent of the total value of building stock -- even though these structures occupy just four percent of the city’s area.” “Residential development is urgently lacking,” it says, adding to a growing chorus on Kenya’s housing deficit of about 200,000 units annually. Property development has more recently been seen as a safe investment bet in Kenya, making it a popular cash-generating option for investors.
The World Bank report, however, says Nairobi has the highest replacement value for its built-up area and built-floor area ahead of Dar, Addis Ababa and Kigali, even as it lags the global standards. “Our analysis of imagery from satellites and geographic information systems (GIS) confirms that in African cities, capital investment not only appears low near the urban core, but rapidly declines outside it.” Mr Woodhams said property markets in Dar and Nairobi tell of different stories since the majority of new buildings in Tanzania are government-funded while Kenya’s is private sector-driven. He said that the swanky public buildings in Dar are likely to generate near zeroreturns in the near term since they are occupied by parastatals and government departments, meaning Dar is expected to record a drop in capital value should the lull in the private sector activity persist. Courtesy of AllAfrica
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The Darproperty - May 2017 | 17 The Darproperty - August 2015 | 17
9 Tips for Staging Your Home to Sell.
S
o you’re thinking of selling your home, and you want it to be presented in its best possible light to potential buyers. You’re probably heard this before, but the way you live when your house is for sale is NOT the way you normally live. I mean, who do you know that has zero appliances on their kitchen counter? Or absolutely nothing on their bathroom counters except for a stack of perfectly rolled up hand towels and a basket of twigs and berries? Unless you’re friends with a professional decorator, the answer is NO ONE. Staging your home to sell is for one purpose and one purpose only – to make it sell!
18 | The Darproperty - May 2017
You don’t have to hire a professional home stager and buy all new furniture to get the look buyers love. I’m going to go beyond the obvious tips about staging your home to sell that you’ve all heard before – clean like a crazy person, pack up half of your clothes to make the closets look bigger, put away all the knick knacks and clutter, clean off the counters, and stick any extra pieces of furniture that make your rooms look small out in the garage or in storage. Don’t put furniture in front of doors that lead out to the back yard or deck. This drives me crazy when I’m showing homes! How can we go see your screened porch if we can’t get out there?!
So without further ado, here are nine small details when staging your home to sell that have a great impact with minimal effort and/or money. Let the sunlight in Sunny rooms with lots of light – that’s what buyers love to see. Pack up your heavy, ornate draperies. Blinds or plantation shutters are great if they’re clean, but open them before showings. Sheer curtains are fine since they don’t block light. The downside? Now you have to clean your windows. Sorry. Make your bathroom look like a hotel With the linens, that is. Sparkling clean
white towels make the bathroom look like a spa or luxury hotel. Buy a set on sale and put them out before showings, then put them away again afterwards. Don’t use them! They are for show only. I’ve seen people tie a lovely ribbon around the center of the towels as they’re hanging and this little decorative touch is really nice. A new white shower curtain and bathmat are fabulous too. All this white screams clean, and what better word to describe a bathroom? Turn the lights on – every single one of ’em! Here’s a great tip on figuring out how much light your rooms need. Length of the room x width of the room x 1.5 = the wattage necessary to make a room bright enough. So a 12’ x15’room needs 270 watts of light. I typically have one or two lights with a 60-watt bulb in any given room. If I’m lucky there’s a ceiling fan in the room that
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holds 3 bulbs. That’s still only 180 watts! So I’m guilty of not using enough lamps in my own house. Do as I say, not as I do. If after opening all your blinds and cleaning your windows and turning on the lights your room is STILL dark? Run on over to Goodwill or Target and buy a few inexpensive lamps. If a buyer walks into your family room and it feels dark and gloomy, they’ll hate it. Please trust me on this – I show homes every day and I hear their feedback. Dark = dreary, depressing, sad. This is not the impression you want to give buyers. You are staging your home to sell, not to save a few bucks on your electric bill. Give the kitchen and/or bathroom a facelift Yes, buyers love granite counters above all else. Better than Corian or Siltstone, better than tile, way better than laminate. But if your kitchen doesn’t have granite, you don’t need to remodel it now. Although I’m dying to try a faux granite treatment sometime! I’ve never seen it done in real life though so I have no idea if it really looks good or if it’s durable. But if you’re crafty and you know how to paint, wouldn’t this DIY faux granite makeover be cool? 20 | The Darproperty - May 2017
Faucets, light fixtures, and cabinet knobs make a HUGE difference. Brushed nickel and oil rubbed bronze are the two go-to colors right now.
Here is the before. So awful… And here is the after! I’m thinking of adding brushed nickel hardware to the cabinets but haven’t decided for sure yet.
For example, here is my master bathroom before and after. We bought our house and it was pretty dated. It was built in 1996 and boy, did everyone know it! The bathroom walls were electric blue, which I absolutely hated, along with builder grade brass lights and faucets, and the giant plate glass mirror. So before we moved in we gave it a makeover. We painted the walls and the cabinets too! Light gray on the walls and a dark gray on the cabinets. (Gray is the new beige, after all.) New towel bars, faucets, lights, and we removed the cabinet hardware. Last but not least we replaced the giant mirror with two individual framed mirrors that I got on sale for $29 each.
The total was right around $550. It’s not a total remodel but it’s a major facelift and now it looks modern, clean, and of this decade.
This took us about three days, mostly due to waiting for paint to dry. Luckily my husband is very handy and we were able to do it all ourselves (meaning he did all the hard stuff and I handed him tools.)
Replace family photos with art or mirrors Neutral wall art is inexpensive and unoffensive (no nudes please, no matter how artistic or expensive.) While family photos are homey and welcoming, the goal is to make the buyers visualize themselves living there. If all they see are photos of YOUR family and YOUR vacations and YOUR child’s graduation, it makes it harder for them to picture themselves there. Remember, you’re staging your home to sell so you need to make it look up to date, welcoming, warm, and inviting without making it feel like it’s so you that no one else would ever be comfortable there. Mirrors also give extra light to a room so instead of a giant family photo in the living
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22 | The Darproperty - May 2017
The Darproperty - May 2017 | 23 The Darproperty - August 2015 | 23
room, try hanging a mirror instead. If it’s across from a window or lamp it should also illuminate the room that much more. Add some sparkle It’s easy to update a home and make it look more modern and luxurious as well simply by throwing in some metallic accents. A dish on a hall table, throw pillows, silver chargers on the dining room table… metallics are neutrals with oomph. Ditch the rugs Hardwood floors are a major selling point for the majority of buyers. I’ve had numerous buyers refuse to make an offer on a house that had carpet throughout the main living area. So if you have wood floors, show them off! A stained rug not only looks bad, it can also trap odors. If you have dogs or cats that rug might also smell like them, which is not a good thing. If your floors are in good condition, show them off by putting the rugs in storage.
24 | The Darproperty - May 2017
Set the temperature This may seem silly but having the house be a comfortable temperature is a huge deal that no one ever really thinks about. I live in Georgia. It’s 95 degrees and 1000% humidity at 10 am at least 6 months of the year. If my clients and I walk into a house that’s overly hot and stuffy, it’s miserable. And in the winter if it’s raining and 38 degrees out, walking into a house that’s 65 degrees does not a welcoming impression make! If you normally turn down the thermostat to save energy and turn off the lights to save on your power bill, more power to ya. I get it and I agree with you – when you are not staging your home to sell! Hopefully your home will only be on the market a few weeks so resign yourself to increasing your power bill for a month. Then when you move to your new home you can go back to your energy-efficient ways.
Rearrange your furniture Ever noticed how on TV or in decorating catalogs the pieces are always floating in the room? They’re not pushed up against the wall. Try pulling your couch and loveseat away from the walls and have them face each other with the coffee table in between them. Angle chairs to face the conversation area rather than the TV. A quick search on Pinterest for “how to arrange furniture” will give you tons of examples. Again, staging your home to sell doesn’t mean it’s going to be terribly comfortable or convenient for you, the homeowner, in the meantime. But making it look clean, contemporary, filled with sunlight, spacious, and welcoming means your home will appeal to buyers and THAT, my friends, is what it’s all about! Karin Carr, An Estate Agent based in the U.S.A, prepared this article
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real esTaTe The aBCs of real esTaTe MarkeT panic selling widespread urgent dumping of property on the market in anticipation of a drastic reduction in property perceived detrimental value. Most often the impetus of such selling is a perceived detrimental change in neighborhood conditions. example: When a registered sex offender moved into the neighborhood, an initial wave of panic selling lowered home prices by 25%. Paper Profit an increase in value above original cost or BASIS that would be realized if the property were sold; however, the property is not offered for sale. example: Phyllis purchased a TRACT of land for $100,000 that was recently appraised at $150,000. Her paper profit is $50,000. lease Contract in which, for a payment called rent, the one entitled to the possession of real property (Lessor) transfers those rights to another (Lesse) for a specified period of time. example: Abel leases office space from Baker. Under the lease signed by the parties, Abel is allowed to conduct business activities within the office space, subject to specified restriction for a specified period of time. Baker is entitled to receive a specified amount of rent payments according to a specified schedule of payments. anchor Tenant the main tenant in a shopping centre. example: Big Buy Foods is the anchor tenant. The anchor tenant, because it has drawing power to bring customers to the centre, normally pays less rent per square foot than an ANCILLARY TENANT. (Note: Large- Scale centers may have more than one anchor tenant.) ancillary Tenant a shopping center tenant that occupies less space and is of lesser importance in generating shopping centre traffic than an ANCHOR TENANT. Typically pays higher rental rates relative to anchor tenants. example: The tailor shop, hairstylist, and pet store are ancillary tenants in a neighborhood shopping center; the supermarket is the anchor tenants. starter home a modest-size (less than 1,500 square feet), basic house that is in the price range of the typical first- time homebuyer. In many markets, this enty- level home could be a condominium. example: Sally wanted to buy a home but had never owned one before and little cash to complete the transaction. She found an ideal started home in a small two- bedroom cottage in a clean but modest neighborhood.
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30 | The Darproperty - May 2017
Kenya- House developers forced to lower their asking prices due to glut
By: Frankline Sunday
N
AIROBI, KENYA: Kenya’s real estate market is showing signs of cooling down after years of record growth as jitters over the August 8 General Election and the interest rate cap introduced last year eat into investors’ earnings. Data from several housing indices released in the past month show growth in property prices across the country has slowed for the fourth consecutive quarter, with experts warning the trend is likely to persist over the short to medium term. According to the Kenya Bankers Association (KBA) Housing Index for the first quarter of 2017 released on Thursday, average house prices increased by 1.1 per cent, down from 1.58 per cent recorded in a similar period last year.“Whereas the supply and demand dynamics have had an equal influence on the house prices trend, the key driver of the
32 | The Darproperty - May 2017
softening seen during the first quarter of 2017 and the preceding two quarters leans more towards market demand conditions,” said KBA Director of Research and Policy Jared Osoro. KBA further said the cap on bank interest rates has made it difficult for both property developers and buyers and now wants the legislation reversed. Average prices “The momentum in the housing market is likely to slow in the future, partly due to credit constraint brought about by the Banking Amendment Bill 2016,” said Chief Executive Habil Olaka. “It is therefore vital for the Bill to be reviewed in a way that would minimise potential risks associated with the evolution of the financial cycle,” he added. Data from the Central Bank of Kenya shows the amount of credit to the building and construction sector remained stagnant at Sh104 billion for the
period between September and December 2016. Property firm Hass Consult, which last week published its quarterly housing index, similarly indicated stagnant growth with declining values in some sub-sectors. “Apartments were the best performing asset class in the property market registering a 0.4 per cent growth in the quarter,” said Hass Consult Head of Development Sakina Hassanali. “Detached and semi-detached house prices recorded falls of 0.2 and 0.4 per cent respectively attributable to a wait-and-see approach from buyers as the elections approach,” she said. A report by investment firm Cytonn released last week also said a glut in commercial space is hurting occupancy rates, with landlords forced to reduce their asking prices by as much as 5.8 per cent. Courtesy of standarddigital
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The Darproperty - May 2017 | 37 The Darproperty - August 2015 | 37
Real Estate Agents Directory in Tanzania DAR ES SALAAM
ABLA ESTATE DEVELOPERS & AGENCY CO.LTD Mikocheni Opposite Shoppers Plaza P.O BOX 3810, Dar es Salaam Tel +255 22 2772506 E-mail: ablaestate@bol.co.tz AUSTIN PROPERTIES LIMITED Mwai kibaki rd P.O. Box 19021 DSM +255 715 686 051 anoranthony84@gmail.com CHINESE PROPERTY AGENT TRANSLATOR Msasani Road, Masaki English Chinese Translator Dealing with your chinese client sms 0756 50 11 37 giraffe_007@163.com
GIMCO ESTATE AGENCY LTD Samora Ave, NIC Investment Hse, P.O BOX 8382 Dar es salaam Tel +255 22 2120988 Mob +255-784 900041
NEW DAY PROPERTY AGENCY COMPANY Mwinyijuma Road - Kinondoni, Room no.84, UVCC Complex +255 753 645 434, +255 717 035 552 +255 767 575 758 www.facebook.com/ raymond samson Laizer
40 The darproperty August 2014
MY BEACH Old Bagamoyo Rd. opp Yuasa auto impex P.O BOX 105200. Dar es Salaam Tel; +255 22 2701710 NIKUZE REAL ESTATE AGENCY Morogoro Road P.O Box 10032 Dar Es Salaam Tel: +255 789/754/715/ 363 800 Email: nikuze@nikuze.com www.nikuze.com PHOTO & CO.ESTATE Kahama Road/Msasani peninsula P.O BOX 105121 Dar es Salaam. 0786 962 444 Email; Octavianfocas@yahoo.com. PROPERTY CONSULTANCY & SERVICES LTD 2nd Floor Kevin House - Samora Avenue P.O BOX.7152 - Dar Es Salaam +255 22 2120402, +255 713 690 220 info@pcsltd.co.tz www.pcsltd.co.tz PRESTIGE PROPERTIES Phone: +255-713-764-447/ 0767471293 Tel:+255-22-266-4373 Email:info@prestigeproperties.co.tz www.prestigeproperties.co.tz
GOLDBERG COMPANY LTD Real Estate & Mining Trade P.O. Box 22159 Dar es Salaam Old Bagamoyo Rd, Mikocheni B, 0715 270 517 / 0754 270 517 goldbergtz@gmail.com www. goldbergtz.com
KEY REAL ESTATE SOLUTIONS Regent Chwaku North Ursino Tel: +255 22 2701674 0715 053 803, 0786 053 803, 0754 28 46 84 mariam@keyrealestatesolutionstz.com www.keyrealestatesolutionstz.com
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TANGANYIKA ESTATE AGENTS Sea Cliff Village (next to Sea Cliff Hotel) Plot 532, Toure Drive +255 742 074 262 info@tzagents.com TRELD COMPANY LTD P.O BOX 7656 Dar es Salaam Location Msasani Peninsular off toure drive +255 732 222 888, +255 716 777 999 treldestates@yahoo.com www.treld.co.tz
ARUSHA AWESOME HOMES AND PROPERTIES.
Shanti House, Plot 58 Block E Sokoine Road P. O. Box 249 Arusha, Tanzania. info@arushahomes.com www.arushahomes.com +255 754 337 899 / +255 786 337 899 HOMES & PROPERTY AGENCIES LTD Land Surveyors & Property Managers P. O.Box 10079 Arusha Boma Rd. Arusha 0787 805566 hopraltd@gmail.com TANGANYIKA ESTATE AGENTS
Shoprite Complex, +255 785 984 467 info@tzagents.com ZIPO HOMES
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MWANZA MWANZAESTATE Mwanzaestate.com +255 714 245 779 kisolimorris@hotmail.com
ZANZIBAR Zanzibar - properties.com Tel: +255 774 44 19 07 Hotel Marine - Malindi Zanzibar
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ENHANCE YOUR VISIBILTY & CREDIBILITY GET LISTED HERE WITH YOUR LOGO Tshs. 48,500/= Monthly / Tshs. 500,000/= Annually +255 784 23 89 62, 0688 75 18 68 | sales@darproperty.net
Real Estate Agents Directory in Kenya AXIS REAL ESTATE 0727 572836 0713 908 406 kv@kenyavaluers.com www.kenyavaluers.com 48209 Nairobi Kenya
HASS CONSULT LTD ABC Place, 1st Floor, P.O. Box 14090, Nairobi Tel: +254 20 4446914 www.hassconsult.co.ke
ARK CONSULTANTS LTD No. 16 Nas Apartments, Milimani Road P.O. Box 42093, 00100 Tel: +254 20 2726870 www.arkconsultantsltd.com
CORAL PROPERTY INTERNATIONAL LTD +254 735 801077 info@coralpi.com www.coralpi.com
DUNHILL CONSULTING LTD Hevea Court, Block A3, No.15, Eldama Ravine Road, Westlands Tel: +254 786 386 445 www.dunhillconsulting.com
FINANCIAL AND PROPERTY CONSULTANTS LTD Arbor House, Arboretum Drive P.O.Box 14459-00800 Nairobi Tel: +254 722 524383 www.fapl.com
PROLAND REALTORS LTD 6th Floor, Maendeleo House, Monrovia Street P.O Box 29509-00100 Nairobi Tel: +254 720 353437 www.prolandrealtors.co.ke
KARENGATA PROPERTY MANAGERS Head office: No.47 Marula lane, Karen P.O BOX 1552, Karen. 00502,Nairobi. 0733613744 / 0735099932
PROFESSIONAL PROPERTY MANAGEMANT LETTING & SALES 0708 848481 0733 785698 160662 Nairobi Kenya
KENYA VALUERS AND ESTATE AGENTS LTD 3rd Floor, Museum Hill Centre, P.O. Box 48209, Nairobi Tel: +254 20 3745697/512 www.kenyavaluers.com
SEMA ESTATE AGENTS Springette Office park, Block H2, Lower Kabete Road. Tel 020 2017940 / 0725 545527 seamus@semaestateagents.com semaestateagents.com
KNIGHT FRANK Lion place, Waiyaki way Tel +254 20 4239000 / 0733 603260 info@ke.knightfrank.com
PENTA KENYA LTD Tropical lane off Wood Avenue P.O Box 101493 00101, Nairobi Tel 0731471872 / 0711 615782 info@pentakenyaltd.co.ke
COMING SOON RWANDA REAL ESTATE AGENCY DIRECTORY
HALIFAX ESTATE AGENCY LTD Crossway Road, Westlands Tel: 3741269/3740306 info@halifaxestate.com www.halifaxestate.com ENHANCE YOUR VISIBILTY & CREDIBILITY GET LISTED HERE WITH YOUR LOGO Kshs. 2,500/= Monthly / Kshs. 25,000/= Annually +255 784 23 89 62, +254 720 35 34 37 | sales@darproperty.net
PATRONS
Publisher
Darproperty Tanzania Editor In Chief
Larson Chumi
editor@darproperty.net
Business Development & Products
Abdallah Mugasa Janeth Samwel Designs & Layouts
Dennis Maunga Mussa Khamis
dennis@darproperty.net
Marketing & Sales
Michael Francis
michael@darproperty.net
Distribution
ADVERTISERS
INDEX
If you like what you are reading Buy from our Advertisers, remember to mention you saw thei Advert in this magazine
PATRON Bank of Africa............................................................1 Blue sky........................................................................16
Boniface Metta
China GOLD DEV. GROUP........................................31
Online Content Manager
City Plaza..................................................................1&3
Mbwana Mbura Aloyce Philipo
Finance Administration Manager Ismail Mutanda Public Relation Officer Elizabeth Sanawa Accounts Executives Grey Mateni Moreen Mrema Lucynancy John Office Assistant.
Coco Beach Villas..................................................17 Crdb PLC..........................................................................5 Decostone....................................................................7 ENERGY GOLD.............................................................27 Furniture EXPO ........................................................43 Godown RK CHUDASAMA.....................................21
Brigita Laurance
Makurunge Estate.....................................................2
Regulatory & Legal Advisors
MARINA TOWER...................................................28&29
ABC Attorneys
Mikocheni B - Bima road, P.O. Box 105499 Dar es Salaam +255 22 2780 517 +255 784 238 962, +255 713 751 868 info@darproperty.net Distribution Should you have problems in obtaining copies of DarProperty Magazine, please contact
+255 713 888 036 +255 717 270 791
For Comments, Complains & Compliments pr@darproperty.net Country Director - Kenya Xavier Nanchengwa
Masumin.........................................................................6 MPANJI...........................................................................44 MRG................................................................................25 Nabaki Africa...............................................................9 Nile Machinery..............................................................9 Reef Apartment.............................................................4 SHANGHAI MITSUBISHI ELEVATOR...........................37 solomon haule ......................................................10 Tabata - Bima..............................................................30 Tanga Cement..............................................................1 Viny Complex.................................................1,12&13 WILLIAM SAYI & MWESIGWA KAZAURA...............33
Disclaimer
WinTech.......................................................................31
The Darproperty is published by Darproperty Tanzania Company. All rights reserved. The contents and opinions expressed herein are not necessarily the representation of publisher’s view. All material published is deemed to originate from the author and will not accept any liability whatsoever in respect that have been sourced from contributors. Users are required to make their own judgement on the details contained in each advertisment. While every caution is taken in compiling the contents of this magazine, the publisher will not accept any liability for the effects arising thereof. No part of this publication will be reproduced with out written consent from Darproperty Tanzania Company.
This magazine is registered by the government of United Republic of Tanzania under the newspaper Act no. 3 of 1976 and the Postmaster General. Registration No. 00005562
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