Neighbourhood 11 AUGUST 2019
PROPERTY & LIFESTYLE
Living the lifestyle Most South Africans prefer life in a safe, peaceful, natural environment with a community feel and all amenities close by, page 2
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PROPERTY FOCUS: COUNTRY-STYLE ESTATES
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PROPERTY NEWS
11 AUGUST 2019
Neighbourhood
Property focus
Town & country Now you can have that countryside lifestyle but still be close to the conveniences of the big city
LAZULI LIFESTYLE & RETIREMENT ESTATE NEAR BALLITO
WORDS: KIM MAXWELL IMAGES: ROSS CHARNOCK PHOTOGRAPHY, SUPPLIED & SHUTTERSTOCK
STEYN CITY IN MIDRAND A TRINITY COUNTRY HOMES UNIT AT SITARI, SOMERSET WEST
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t’s an undeniable fact: South Africans are still opting to buy homes in secure estates. Of SA’s nearly 6.7m residential properties, Lightstone Property reports that these estates still hold nearly 20% of market share, with sectional title units just less than 15%.
“Security requirements are still the most important differentiator for estates fetching higher prices than homes in suburban areas because you can live carefree,” says Jessica Hofmeyr, sales, rentals, marketing and operations executive, Century Property Developments in Gauteng.
It’s no wonder then that the number of new residential estates being developed across the country keeps growing by the year.
Executive director of Sitari Country Estate in Somerset West Claudius Combrinck, agrees. “South African estates typically perform better than residential suburbs as they tend to offer higher security and more lifestyle perks for residents’ enjoyment.”
Why? “We believe it’s a combination of factors,” says Multi Spectrum Property spokesperson Werner Scheffer, summing up the appeal of popular BuhRein Estate in Cape Town’s Northern Suburbs. “A big driver is that people would like to stay in a safe environment that gives them great potential on their investment as well as the lifestyle they or their families would like to enjoy.”
VAL DE VIE ESTATE IN THE WINELANDS
PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING
Multifaceted security measures are what you’d expect of a modern estate.
Everything to everyone Many estates now also include multiple property types within their estates to suit buyer flexibility, says Rabie Property Group director John Chapman. A Reddam school, a clubhouse with tennis and squash courts, a 25m pool and a gym,
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11 AUGUST 2019
Neighbourhood
PROPERTY NEWS
and “social hub” for teenagers are among the amenities.
I recently visited the top-10 estates in Florida and North Carolina. I can honestly say that we’re far ahead in lifestyle offerings.
Balwin Properties PR manager Lisa Sinclair says a good location is as important as on-site amenities. Balwin’s many lifestyle estates are conveniently located near highways and main roads for easy access to malls, schools, medical centres, business hubs, airports and restaurants. Developments in KwaZulu-Natal and the Western Cape are close to beaches. “No matter the age or stage of life, Balwin developments deliver to all residents,” says Sinclair.
RYK NEETHLING, GROUP MARKETING DIRECTOR, VAL DE VIE
Urban jungle Century Property Developments’ The Hills Game Reserve Estate in Pretoria East also fits the country lifestyle in city proximity label nicely – it includes a game reserve with antelope and zebra for a Bushveld experience, yet modern conveniences are close.
ROYALSTON COASTAL WILDLIFE ESTATE, PE
Royalston Coastal Wildlife Estate in Port Elizabeth is a 1,000ha secured estate in the suburb of Colleen Glen. Currently comprising 185 residential properties over three estates, Royalston offers residents a fully-fledged game reserve with the conveniences of everyday city living, with a variety of shopping centres, schools, private medical facilities, golf courses and leisure opportunities a 10-minute drive away.
Multigenerations Also in PE, the first of nine villages are being built at Westbrook security estate, which is a mere 14km from the city centre. Developer Amdec Group uses the term “r-urban” to describe the trend of multigenerational estates that blend town and country. At Val de Vie Estate in the Cape winelands, group marketing director Ryk Neethling notes that multigenerational estate living is important to the success of an estate and to the wellness of its
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residents. “Over the past seven years we’ve adapted our offering to cater to a wider range of clients and their changing needs,” he says.
Western Cape In Malmesbury in the Swartland, Klipfontein Farm Lifestyle Estate is introducing a rural living benchmark – a modern, farm-like estate environment with views of the Swartland mountains and Table Mountain. It caters to first-time buyers, larger families and retirees. A bit further afield, Mzuri Residential Estate has a semicountry location below the Hottentots Holland Mountains, with sweeping views of False Bay. Spokesman Craig Page-Lee says their research showed five key specs local property investors look for in luxury developments – state-ofthe-art security; location in terms of schools, airports and work; good home design; layout and views; and a mix of residential options from apartments to townhouses, as well as homes with different room specs. They also want lock-up-and-go convenience and built-in maintenance, as well as on-site facilities and activities, and a community aspect.
Community Closer to Joburg, the allure of Steyn City lies not only in its properties but in “the Steyn City lifestyle” thanks to a community rooted in neighbourly values, numerous recreational facilities and access for every property to an 800ha parkland, according to marketing and events group head Tammy Menton. She says continually adding to the offerings is key to an estate’s success. “We recently launched an indoor aquatic centre; a dino park where children spend hours digging for fossils; and a landscaped amphitheatre, the perfect venue for picnics and outdoor concerts.”
KIKUYU IN WATERFALL, MIDRAND
ROYALSTON COASTAL WILDLIFE ESTATE, PE
SERENGETI ESTATES, EAST OF JOBURG
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PROPERTY NEWS
11 AUGUST 2019
Neighbourhood
Up in smoke Check out the sectional title small print before lighting a joint on your balcony or cultivating cannabis among the dahlias WORDS & IMAGES: SUPPLIED
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he Constitutional Court has ruled that South Africans can smoke marijuana in the privacy of their homes, but those living in sectional title units should arm themselves with the right information before taking a puff. Specialist sectional title attorney Marina Constas says the ruling may not cover getting baked on your balcony or in the garden – and it definitely doesn’t allow lighting up at a communal clubhouse or swimming pool. “Previously, if you smoked in your own home, you could’ve been arrested,” says Constas, a director of BBM Attorneys. “You would’ve had to use the defence of privacy to fight the charge. Now, you cannot be arrested. That’s the nub of it.” So what has changed? “In sectional title, your own home would include your ‘section’ and registered or rulecreated exclusive-use areas. So you could sit and smoke a dagga joint in your lounge or on your balcony, but only if your balcony is part of your section, or if it’s an exclusive-use area either registered in the Deeds Office or allocated to you through the development’s conduct rules.”
Common property
However, those living in sectional title developments should take care to check whether the balcony is in fact registered as common property, as they sometimes are. “Strictly speaking, this area can then be used by everyone and is not in law private,” explains Constas.
Smoking dope in your garden may be problematic if the garden is common property. “Growing it on common property would also be an issue,” she says. “If the garden is a private, exclusive-use area – registered or rule created as such – you would then be in a position to use the Constitutional Court case.”
Access
Yet Constas says that even if a resident was growing marijuana in a private garden in a sectional title complex, the question of accessibility could become problematic. “Measures would need to be put in place to ensure the area is secured and only accessible to the owner for private use. Having a flowerbed filled with dagga plants in an area accessible to the complex’s other residents, including children and teenagers, could be cause for concern.”
Clubhouses
Many sectional title developments have clubhouses where residents relax and socialise. Constas says the court ruling doesn’t mean this may now include indulging in marijuana beside the pool. “There can definitely be no smoking of marijuana at the clubhouse or pool area,” she says. “The ruling specifically states that you can smoke it only in the privacy of your home. Marijuana is distinguishable from cigarettes and alcohol, so even if these are allowed at the clubhouse,
the smoking of dagga on any common property area in a sectional title development is not legal.”
Duplexes
Duplex situations in sectional title developments also pose an issue. “Where you have a duplex situation, it would have to be borne in mind that the actual physical smoking of the marijuana in the privacy of one’s own home is legal,” says Constas. “If you smoke on your exclusive-use patio, you are within your rights to do so. Smoke, however, is insidious and will move beyond the boundaries of your
own home. Consequently it would have to be treated the same as cigarette smoke or other smells that could offend neighbours in the complex.”
The law
“The latest sectional title legislation’s new Rule 30(e) under the heading dealing with the use of sections and common property, may offer an answer,” says Constas. “It states that owners or occupiers of sections or exclusive-use areas mustn’t do anything within these areas that will have a ‘material negative effect’ on the value or utility of any other section or exclusive-use area.”
She says there may be place for sectional title trustees to set out certain conditions in the rules of the scheme, but they wouldn’t be able to ban the smoking of marijuana in their rules. “It could not be banned – even if 75% of the complex took a special resolution.” While there are many misconceptions about the latest Constitutional Court ruling on marijuana, Constas stresses that it simply reinforces the right to privacy. She reminds that in a sectional title development, where neighbours live in close proximity to one other, that can be a complex concept.
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PROPERTY NEWS
11 AUGUST 2019
Neighbourhood
Rental stock shortage in Durban’s Upper Highway area T he Upper Highway suburbs of Hillcrest, Kloof and Waterfall are all experiencing rental stock shortages – especially with regard to property in security complexes with monthly rentals priced between R8,000 to R12,000 per month. Gregg and Michele Wilson, Seeff’s licensees in the area, say these stock shortages can be ascribed to various factors. “Tenants are attracted to the region because of the value for money and the availability of a large range of excellent schooling. Industries like Toyota, Jaguar and Woolworths are also flocking to the area creating employment
opportunities, and the new Busamed Hillcrest private hospital has brought new professionals. Our greatest rental demand is definitely for townhouses in security complexes priced between R8,000 to R15,000 per month.” Wilson adds that the small and medium developer in Upper Highway is back with a vengeance – demonstrating increased confidence in the area by unlocking its investment potential. “The Seeff Hillcrest, Kloof and Waterfall office will be marketing a 20-unit freehold development of urban farm-styled townhouses close to the Curro schools towards the end of this year.”
Green certification for Arabella
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rabella Country Estate near Kleinmond has recently been re-certified with their full ISO 14001 compliance certificate. ISO 14001 is an internationally agreed standard that sets out the requirements for an environmental management system. It helps to improve the environmental performance through more efficient use of resources and reduction of waste as well as identify, manage, monitor and control environmental issues in a “holistic” manner.
Like all ISO management system standards, ISO 14001 includes the need for continual improvement of an organisation’s systems and approach to environmental concerns. Aspects of the estate’s management that have been assessed include water supply via boreholes and a water purification plant, wastewater treatment and re-use, conservation of the environment – specifically indigenous vegetation – energy management and minimisation, refuse compaction and recycling, and health and safety.
Economic slowdown: when is recovery likely? A ccording to Ben Shaw, CEO, HouseME, drivers of property performance are simple: demand and supply. Demand is a factor of population growth, economic activity and business confidence, as well as general levels of disposable income. Supply is tracked by industry bodies and statistics aggregators and is driven by new-build developments, repurposing of built assets, and Airbnb boomerangs. In 2019 the South African residential market can be characterised by declining disposable income and low business confidence on the demand side.
The Momentum/UNISA Consumer Financial Vulnerability Index earlier this year indicated that more than 70% of consumers are not living within their means, and that almost 50% of all consumers are struggling to adapt to changing financial implications of the economic slowdown. Although a stark reminder of the current reality, this is cyclical. Demand for residential property continues to show volatility on a monthly basis, but is unlikely to
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pull pricing up in the short term. This can be further seen by real rental price decreases across the country, where Q1 2019’s CPI (a measure of inflation) is reported at 4.5%, but residential rental grew only 3.7% on average.
New residential builds are slowly decreasing, with building plans passed in Q1 dropping by 26% compared to 2018. This is a good sign, but will impact the property cycle only in 12 to 18 months’ time.
Residential property supply has a bleaker outlook. Holiday letting will absorb some level of supply at the turn of the year, and create an artificial pricing floor before long-term rentals come under pressure again in the second quarter of next year. South Africa’s vacancy residential rate was reported to be 8.6% in Q1 this year – higher than all quarters of last year.
Property developers who had medium-term contracts are only just finishing work commissioned three years ago, and the impact of overstocking the market has taken its toll on investment appetite. According to Shaw, they anticipate a tough first half of 2020, with pricing recoveries towards the end of October.
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