5 MAY 2019
Neighbourhood PROPERTY & LIFESTYLE
The art of living With its variety of property types and styles, Glenwood appeals to the more artistically minded, page 2
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SUBURB FOCUS: GLENWOOD
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PROPERTY NEWS
5 MAY 2019
Neighbourhood
Suburb focus
Glenwood It’s a wonderful mix of ancient and modern, old and new… and its accessible location, property affordability, and arty reputation, draws an increasingly young and young-at-heart community WORDS: ANNE SCHAUFFER *Map not to scale
IMAGES: LIZA DU PLESSIS, STEPHEN PILBROUGH & GOOGLE MAPS
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lenwood has always been a suburb in demand. With two of the city’s main hospitals at its heart, and the large campus of the University of KwaZulu-Natal, accommodation needs are constantly ebbing and flowing around these centres. But Glenwood is more than that, because it’s developed into the artier suburb of them all, which means those who’re interested in the art world, are pulled here for exhibitions, openings, workshops and more. To top all that – and perhaps the two go hand in hand – little cafes and restaurants have become firm favourites throughout Durban, particularly for artisanal food, vegan outlets, and simply different offerings from the other, shinier side of the N3 which splits Glenwood from the Berea. Glenwood has its upper and lower side – with little suburbs like Umbilo and Westridge lying on the fringes – and the suburb is traversed north to south by a few main roads – Esther Roberts and ZK Mathews roads – around which much of the residential and commercial and retail activity happens.
Property
The suburb has responded to the need for affordable, close-at-hand accommodation, and although there’s an ongoing demand, granny cottages and creative solutions by homeowners have worked well for both parties. Whether house or flat shares around the university or apartments which surround the two hospitals, the rental market is buoyant, and presents an opportunity for investors. The suburb not only has innumerable old, large, high-ceilinged flats, but many of these apartments have sensational views of Durban and the harbour. Glenwood has a wide range of freestanding homes too, which spans all the eras – from Edwardian and Victorian cottages, to grand old dames. Like elsewhere, belts of the suburb have been given commercial rights, so – particularly in lower Glenwood – businesses, offices and restaurants rub shoulders with homeowners. PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING 1st Floor, Block H, Sable Square cnr Bosmansdam and Ratanga roads Milnerton, Cape Town
Schools
For Glenwood residents, the suburb’s spoilt for choice when it comes to quality education – not only the immediate suburb, but neighbouring suburbs too. The government schools of Glenwood High School, Glenwood Preparatory School, and Glenwood Junior Primary School have always been popular, as have Penzance Primary School and Durban Girls’ High School. Longstanding private school St Henry’s Marist Brothers College is prized, but in close proximity are the private girls and boys schools of Durban Girls’ College, Maris Stella, and Clifton across the N3. In Esther Roberts Road, the long-established Open Air School for children with special needs caters to about 250 children.
Explore
Glenwood has a good community feel, and much of it is concentrated around the KZNSA Gallery. This gallery complex supports a wide range of artists and disciplines, runs Saturday workshops, has an art-and-craft shop, exhibition openings, and a lively indoor-outdoor cafe with space for kids to let off steam. It’s well supported by the arts community, and membership ensures invites to a wide range of activities. The Phansi Museum, too, is world renowned for its collections of African artefacts, and has an excellent museum tour and retail outlet selling contemporary and traditional South African arts and crafts. Glenwood has always been home to a host of second-hand and vintage shops, and it’s been the go-to place for everything from cottage furniture and antiques to battered bits for your communal house. There’s a constant effort to maintain Glenwood’s green spaces and keep them safe and clean – Bulwer Park is a popular spot for markets. For hikers, birders and strollers, the 10ha forest that’s Pigeon Valley Nature Reserve is well tended, and the trails, trees and birdlife are big drawcards. The Friends of Pigeon Valley offers a monthly walk.
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5 MAY 2019
Neighbourhood
We’ve lived here for 20 years and moved three times within the suburb to accommodate our growing children. Somehow, there was never a need to move elsewhere, because schooling was on our doorstep, property more affordable than adjoining suburbs, and we’re within five to 10 minutes of town, the Yacht Mole and beaches, and a few minutes to the N3 to head up to the Midlands for country weekends with the grandparents. Glenwood has a warm, unpretentious vibe – we like that! TRENT GAYLE, RESIDENT
PROPERTY NEWS
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HOSPITALS • • • •
Life Entabeni Netcare St Augustine’s Durban Oncology Centre King Edward VIII Hospital
SHOP • Glenwood Village Shopping Centre • Davenport Square • Musgrave Centre (five minutes across the N3) • Berea Centre
EAT • Savior Café: Friendly staff and cakes to die for • Arts Café, KZNSA: Simple, delicious light meals after taking in some art at the gallery • Julios Continental Restaurant: European-inspired meat and seafood dishes • Parc Café: Trendy cafe with seasonally focussed menu • Glenwood Bakery: Artisinal breads and coffee • The Bean Green Coffee Roastery: A father-daughter duo who roast their own Ethiopian beans • Mooki Noodles: Quirky spot serving Pan-Asian dishes
For a typical property in this area You’ll pay
R8,442 per month
R860,000
For a typical property (two-bedroom apartment)
R1,23m In a complex
6%
53%
COMPLEX
Median asking price
APARTMENT
Monthly bond repayments
For rent Median asking price
R8,500
76%
For a typical property (two-bedroom apartment)
R12,000 In a complex
5%
R4,600
For a garden cottage
APARTMENT
For sale
COMPLEX
PHANSI MUSEUM
over a period of 20 years at 10.25% prime
R795,000
41%
For an apartment
R2,399m For a house
beach resort
Book your school holiday break at Salt Rock Hotel for Amazing sea views, Tidal Pool, Dolphin viewing fresh Oysters & of course our famous curries
R7,500
For an apartment
R13,900 For a house
3%
HOUSE
median asking price
HOUSE
R860,000
GARDEN COTTAGE
Based on
16%
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PROPERTY NEWS
5 MAY 2019
Neighbourhood
Lesson plan For young South African families, top schools for their children head the priority list. Are properties within prime school catchment areas more expensive? WORDS: ANNE SCHAUFFER IMAGES: SHUTTERSTOCK
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learly, we all want the best schools we can afford for our children, and other than for private schools, that involves falling within the specified catchment area. There’s high demand for top schools on the one hand and limited places on the other, so begin your homework as early as possible. As Adrian Goslett, regional director and CEO, RE/MAX of Southern Africa, says, “Not only will having a home near a well-respected school make a parent’s life easier in terms of the commute and coordinating the various extramural activities, but it also holds solid investment potential. There will always be a demand for them, which also makes this a safe purchase for investors.” Goslett advises buyers with children to make contact with the principal at the school of choice, to ascertain which suburbs get preference when it comes to admission. “Each school adopts a general admissions policy with their own unique applications. For example, if there are two schools within a suburb, a school might base their admission requirements on proximity by road rather than solely by district requirements. You may be referred
to a school 1km away from your home by road as opposed to being accepted in the school 4km away.” Charmain Scott-Wilson, Seeff Rondebosch, uses her area as a good example. “With about 18 to 20 top schools and the University of Cape Town (UCT) in the Rondebosch area, parents are spoiled for choice. This reflects in the sales. Supply of properties in zones with top-class schools tend to always be a challenge, as parents hold on to their properties for many years. In Rondebosch, because of easy access to UCT, the life cycle is even longer.” She adds, however, “As a word of caution, selling a property well-located in relation to good schools doesn’t mean buyers will pay prices out of kilter with the market. Those properties certainly do tend to sell for (slightly) more than those located further, but it doesn’t mean buyers will overpay.” When it comes to prices, there will always be other factors at play, but proximity to a sought-after school means there’s high demand, and that means greater interest, faster sales and higher prices. Michael Bester, director and managing partner, Tyson Properties Atlantic Seaboard and City Bowl, concurs.
“Properties in the catchment areas of good traditional schools come at a premium, even in a downturn.” He advises, “Be prepared to pay that extra for the convenience of not sitting in traffic to get your kids to school or their extra-mural activities. Be open to renovating a ‘fixer upper’ in these areas, and add monetary and lifestyle value to the house. Also consider the driving routes from the house to school – try to find homes with a less ‘traffic intensive’ route to the school to cut down time spent in the car.” If the property is within walking distance, so much the better. Goslett adds, “According to the South African Education Policy, where possible, children should be given access to a state school within 5km of their home. Private schools, however, are free to admit learners according to their own admission policies, provided no one is refused admission on the basis of race or religion. “If your child has been refused access to your nearest government school, ask to see the official communication from the Education Department that states that the school is full for that academic year. If the school refuses, then parents can contact their local district office for assistance.”
Durban Girls’ High School
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Wellness
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Choosing your journey to success. . .
Contact: 031 2742700 Email: admin@dghs.co.za Website: www.dghs.co.za
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PROPERTY NEWS
5 MAY 2019
Neighbourhood
Wines beneath the dragon Think wine only comes from the Cape? Think again. WORDS: RICHARD HOLMES
IMAGES: SUPPLIED
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etter known for its babbling brooks than its sauvignon blanc, a handful of wineries are flying the flag for fine wines made amid the rolling green hills of KwaZulu-Natal. The lush hills of KZN are not an easy place to grow grapes though, with searing heat and summer rainfall at harvest-time bringing the chance of downy mildew, and hailstorms threatening to hammer the fruit off the vine. On the plus side, the soils are fertile, water is plentiful, and the rump of the Drakensberg allows vineyards to be planted at altitude. Cathedral Peak Wines takes full advantage of its location in the Central Drakensberg, with cabernet sauvignon, pinotage, merlot, petit verdot and sauvignon blanc vineyards planted more than 1,100m above sea level. The first vineyards took root here in 2007, and today cellar master Flip Smith crafts a compact range of wines offered for sampling (R10 per tasting) at their charming tasting room. Their pinotage is particularly good, with a clutch of gold medals from the Michelangelo Awards. In the heart of the bucolic KZN Midlands, a pair of wineries adds yet another reason to meander your way through the region. At Highgate Wine Estate, which began 22 years ago as a small vegetable farm, five hectares of vineyards produce eight certified wines, all of which can be sipped and swirled in
the charming brick-built cellar and wine room. Here tastings (R60 to R80pp) take in the estate’s syrah, pinotage and merlot. Also look out for the flagship, a dark and full-bodied Black Edition Cabernet Sauvignon. There’s more good cabernet down the road at family-run Abingdon Wine Estate which, back in 2007, was the first to produce a certified estate wine from KwaZulu-Natal grapes. Today the father-and-daughter team of Ian and Laurie Smorthwaite produce an intriguing range of cultivars available for tasting at the Abingdon Wine Bar. White wines form the backbone of the estate, with sauvignon blanc, chardonnay and viognier on offer. Also look out for the Abingdon Savoir Faire, a méthode traditionnelle sparkling wine, matured on the lees and disgorged and corked by hand at Abingdon.
SEE FOR YOURSELF Cathedral Peak Wines 063 075 1123 cathpeakwines.com Highgate Wine Estate 033 234 2002 highgatewineestate.co.za Abingdon Wine Estate 083 463 8503 abingdonestate.co.za
Deco & lifestyle park launches in Umgeni precinct
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he Umgeni Deco & Lifestyle Park in the Umgeni precinct, off the N2 between Durban and Umhlanga, was launched last month. At a cost of R1,4bn, this collaboration between Eris Property Group, Prasa and Intersite Asset Investments has brought 90,000m2 of retail and commercial space to the Greater Durban area.
for a commercial property offering such as Umgeni Deco & Lifestyle Park.”
“We’ve partnered with several key retailers and look forward to welcoming them soon,” says Stephen Lawson, developer manager, Eris Property Group.
Says Lance Meyer, the group’s executive head: property development, “We’ve been working hand in hand with social development agency Catalyx, as well as the local ward committee to ensure the involvement of the community. We’ve created 110 construction jobs and we’ll have a number of permanent positions available in the future.”
“Having introduced this concept to the public and local businesses six months ago, we can see there’s a huge demand
According to Lawson, this development is exceptional because of its highspec infrastructure, sustainable environment, management association, and comprehensive complementary services.
Show days still work
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odern technology is a great aid when selling – or buying – a home, as it provides an initial visual and impression of the home, price range and general location. But for many sellers, show days are a must and will never go out of fashion, for a number of reasons, including the fact that there’s nothing like enabling buyers to actually see the property up close and personal, and visualise themselves living in the home. Depending on the area and buyer preferences, while show days generally take place on weekends – on Sundays – they can also be held during the week or even on a Saturday. Firstly, says Lanice Steward, head of training, Pam Golding Properties, show days draw together groups of serious buyers at a time when couples or families can physically view the property and get a feel for the location and ease of access, as well as its internal design and layout, and whether it suits their own particular requirements.
“It’s easier for a less serious buyer to window-shop by simply clicking on a property, than it is to attend a show day. Which means that the bulk of visitors on show days are seriously intending to buy a home.
Joint area principal Gareth Bailey affirms that show days increase exposure for properties, creating a buzz of activity as well as more interest and competition among buyers, and often result in a successful sale.
“This enables them to take the time to talk to the agent, envisage where their furniture and possessions could be positioned, and discuss the lifestyle options among family members,” adds Steward. “This is why it’s important for sellers to ensure the home is immaculately tidy and uncluttered and really looking at its best.”
“Show days are one of the most critical marketing opportunities available to properly market and expose the property to the active buying market,” agrees Basil Moraitis, the company’s area manager, Cape Town Atlantic Seaboard and City Bowl.
“In fact,” says Carol Reynolds, area principal for Pam Golding Properties Durban Coastal, “up to 50% of our sales in the uMhlanga and Durban North areas are a direct result of show days. On average, in Durban North, for example, we get five new buyers from every show day, many of whom are on our existing database and who prefer to ‘shop’ in this manner.”
“Here you can showcase or stage the home at its best, which may not be so easy when the family is at home. Buyers prefer to view a home at their leisure and do so without feeling pressured that they’re imposing on the owner’s family time, or without being distracted by dogs and children running around, when they need to focus on the actual home. For buyers another benefit is they can view a selection of properties in one afternoon and compare what’s on offer.”
AGENTS MOVE TRANSACTIONS FORWARD
No home is a perfect fit – not for the seller, not for the buyer. Registered estate agents know how to overcome objections on price, date of occupation, and all the nitty-gritty elements that make up a property transaction. Registered estate agents have the experience to move the transaction forward.
Another good reason why you should use an estate agent
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