Neighbourhood 7 APRIL 2019
PROPERTY & LIFESTYLE
Coffee to the people Cupocafe started out serving coffee on a busy Doornpoort intersection and continues to do so in this piece of Bushveld outside Pretoria, page 2
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SUBURB FOCUS: DOORNPOORT
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PROPERTY NEWS
7 APRIL 2019
Neighbourhood
Suburb focus
Doornpoort
*Map not to scale
Established on a piece of semi-Bushveld north of the Magaliesberg mountain range and the well-known Sefako Makgato Drive (previously Zambezi), the suburb of Doornpoort offers a relaxed lifestyle as well as a steady growth in property values WORDS: BETSIE LOOCK-VAN DER MERWE
N
estling in the shade of large thorn trees in a rather quiet north-easterly corner of the Tshwane metropolis, the suburb of Doornpoort has since its establishment in the mid-80s grown from strength to strength. Established as an entry-level suburb catering to young, first-time buyers, the neighbourhood has without much ado outgrown its baby shoes and is currently home to approximately 9,000 households ranging from middle-income to affluent residents. “In July we’ll have lived here for 32 years. We chose our own stand and built a small two-bedroom house. There were no fences, no phones, no busses. It was like living on a farm. We had small antelope visiting regularly, and jackals howling at night,” says resident Suzette Brink. “The area started to develop around us, more extensions followed. We still live in the same house, which now is much bigger – it has four bedrooms plus a spacious garden flat, but we still live peacefully and happily and we can still hear an owl in our beautiful large trees.” PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING 1st Floor, Block H, Sable Square cnr Bosmansdam and Ratanga roads Milnerton, Cape Town
IMAGES: RENE WALKER & GOOGLE MAPS
This now well-developed suburb still borders on privately owned open land to its north. In the south, the Magaliesberg mountain range is visible and residents are frequently blessed with magnificent sunsets in the west. The climate this side of the mountain is moderate, the area boasts a prolific birdlife, and some bush babies even inhabit the trees in the neighbourhood. Doornpoort’s location is another key drawcard for prospective residents. The N1-highway passes the suburb in the east. Its Zambezi and Doornpoort offramps give quick access to the neighbourhood, as well as to the N4 highway passing Doornpoort in the north. Wonderboom Airport is a stone’s throw away. Residents have all the necessary facilities and amenities like schools, municipal busses, several churches, many shopping centres, medical facilities – including Netcare Montana Hospital – and emergency services like Sinoville Police Station and fire brigade on their doorsteps. The community is also proud of their effective community policing forum as well as the Doornpoort Resident’s Association.
Property Doornpoort’s real-estate market currently comprises approximately 6,000 houses plus 3,000 townhouses. A huge proportion of these are established freestanding homes on large erven – some of which have been subdivided. However, new developments mostly take place in several lifestyle estates catering to a variety of income groups and preferences. The prestigious Zambesi Country Estate offers modern upmarket dwellings on 1,000m2 stands with a price tag of about R3m. This is followed by Bougainvillea and Rose Acres estates where the selling price starts on average at around R1,7m. Compact lock-up-and-go estates and stacked townhouses cater to firsttime buyers and young couples while traditional townhouse complexes are usually inhabited by small families or senior residents. Property in this sector can be acquired from about R600,000 to around R1,3m+. Freestanding properties in Doornpoort are popular and offer good value for
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money with an average asking price of under R1,5m, while property prices at the top end of this market can escalate to between R2m to R3m.
Laerskool Magalieskruin and Laerskool Wonderboom. Doornpoort Primary School was established in the neighbourhood a few years ago.
The average age of buyers in the suburb’s baby years was around 25 years. Today, established residents with an average age of 40 dominate this segment. There are also several retirement complexes and estates in the vicinity.
Secondary schools include Hoërskool Montana High, Hoërskool Overkruin and Wonderboom Hoërskool. There are several private schools dotted around the area as well.
It may not be widely known that Doornpoort has for many years, and still is, outshining its northerly neighbours in terms of property value growth. The average house selling price has, for instance, doubled since 2010 and still shows a steady and excellent growth. However, it’s still very much an affordable area, according to statistics confirmed by a property specialist in the area.
Schools
There are many good schools in the vicinity and neighbouring suburbs. These include established schools like Laerskool Stefanus Roos, Northridge Primary School,
Explore The area offers recreational activities for every member of the family. Kids can enjoy, among others, an indoor play park, a games arcade and movies, or bumper cars at the Kolonnade Shopping Centre. The suburb boasts many restaurants, pubs, spas and lots of opportunity for some good retail therapy, while nature enthusiasts will love the Wonderboom Nature Reserve and nearby Dinokeng Game Reserve. Adventure enthusiasts also have many options like skydiving at Wonderboom Airport, ziplining at the nearby town of Cullinan, and angling at the Roodeplaat Dam.
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7 APRIL 2019
Neighbourhood
PROPERTY NEWS
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We are very happy here. We have all we need and the people are friendly and always ready to lend a hand. With the antelope, ostriches and horses in the area, we still experience a lovely countryside feeling. JEANNE BLIGNAUT, RESIDENT
EDWARDO BARBER SHOP
CUPOCAFE COFFEE BAR
EAT
For a typical property in this area You’ll pay
R12,663 per month
Median asking price
For a typical property (three-bedroom house)
R890,000 In a complex
• • • • •
Batter Boys Bush Thorn Lodge Villa San Giovanni Accommodation Morgenzon Estate Delectus Manor Guesthouse & Spa
For rent Median asking price
R1,29m
45%
R10,060 APARTMENT
Monthly bond repayments
31%
STAY
For a typical property (three-bedroom house)
5%
R8,900 In a complex
APARTMENT
For sale
COMPLEX
• Doornpark Centre: local convenience with OK Grocer as anchor tenant • Spar Centre Amandelboom Street: local quick stop with Spar, a pharmacy, liquor store and a few more • Wingtip Crossing: medium-sized centre with Checkers, Clicks, ATMs, a couple of other shops, eateries and takeaway outlets • Kolonnade Centre: well-known comprehensive shopping centre with movies and lots of restaurants • Kolonnade Retail Park: the lifestyle centre of choice in the area
COMPLEX
SHOPPING
• Villa San Giovanni Restaurant: eat Italian at Wonderboom Airport • Toureiro House of Prawns: seafood and grills, the Portuguese way • Cupocafe: breakfasts, light meals and all things coffee • Dros Montana Crossing: great vibe and diverse menu • Ocean Basket Doornpoort: good value-for-money seafood restaurant • Spur Doornpoort: family-oriented
27%
Based on
64%
For an apartment
R1,35m For a house
R5,475
For an apartment
R9,850 For a house
HOUSE
over a period of 20 years at 10.25% prime
R773,000 HOUSE
R1,29m median asking price
28%
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PROPERTY NEWS
7 APRIL 2019
Neighbourhood
Subletting rules Leases are generally very clear regarding subletting and it’s unwise to circumvent them. If you’re the primary lessee and things go wrong, the buck stops with you. WORDS: ANNE SCHAUFFER IMAGES: SHUTTERSTOCK
L
auren Maltby, director: property division, Venns Attorneys, unpacks the legal definition of subletting. “A contract of lease is concluded between a lessor – the landlord, who is usually but not necessarily, the owner of the property – and the lessee (the tenant). A sublease is therefore a contract between the lessee (the head tenant) and a third party (subtenant). It’s a separate contract of lease, and the third party does not acquire greater rights than those held by the lessee.”
Legalities
Is it legal for you to sublet a property for the remainder of your lease? Maltby says it depends on two factors: firstly, the wording of the agreement, and secondly, the use of the property. “If the agreement prohibits subletting, you will not be able to sublease. If the agreement is silent, you will be able to sublease as long as the property is classified as an urban property. She explains that if the property is classified as a rural one, however, the written consent of the lessor is required. “Note that the classification of a property as either urban or rural depends on what the property is used for and not simply where it is located.”
What do lease agreements say?
It seems that most agreements, especially those used for commercial
leases, are likely to prevent subletting. As Maltby says, “This obviously provides the landlord with a measure of control over the use of the premises, and protects the investment.”
What if I draw up my own lease agreement?
“Generally a landlord (lessor) would not want to allow subletting of the property,” says Maltby. “Clauses such as ‘The lessee shall not be entitled to sublet the leased premises, or to permit any third party to occupy the leased premises without the lessor’s prior written consent’, as well as ‘The lessee shall not be entitled to cede or assign any of the lessee’s rights and/or obligations under this lease’ may be prudent to include.” She adds, “It’s important to note, however, that consent by the landlord cannot be unreasonably withheld.”
Tenant responsibilities
The first tenant (head tenant) remains fully responsible for the premises under the original lease agreement for as long as the subtenancy lasts. As a result, the head tenant remains liable to the landlord for the rental and the condition of the premises. Should the subtenant damage the property, the landlord has a claim against the head tenant, who can then, in turn, take action against the subtenant.” And, cautions Maltby, “This would of course have an impact on the possible loss of the head tenant’s deposit as a result of the actions of the subtenant.”
ONLINE PROPERTY AUCTION 10th APRIL
ONLY 3 DAYS UNTIL AUCTION! Register to bid NOW!
Bidding opens 8am ON SHOW SUNDAY 2PM - 5PM
HARTBEESPOORT, GAUTENG
Grand home on security estate. Featuring a bar, staff accommodation, office, gym, pool, generator, deck and jetty. 233 Blue Crane Drive, Westlake Country & Safari Estate. 5
5
4
ON SHOW SUNDAY 2PM - 5PM
HOUGHTON, GAUTENG
4
3.5
3
4 556m 2
MIDLANDS, KWAZULU NATAL
Entire eco estate with modern design main lodge and 8 serviced stands plus 17 Ha forest. The Reeds at Balgowan Eco Estate. * The eco estate and forest are sold separately. 44.33 Ha
UVONGO, KWAZULU NATAL
3
3
478m 2
4
2 721 Ha
ON SHOW SUNDAY 2PM - 5PM
ON SHOW SUNDAY 2PM - 5PM
MIDRAND, GAUTENG
Double storey 4 bedroom home. Swimming pool, double garage. 960 Royal Palm Resort, Halfway House.
3
4
ON SHOW SUNDAY 2PM - 5PM
Large double storey unit. Door 10, Villa de Vantre.
3
4
1 000m 2
1 St Pauls Road. Immaculate manor house in Houghton Estate with office, staff accommodation, and undercover braai area.
BOSKRUIN, JOHANNESBURG
4 large bedrooms, 3 baths, four garages, staff house, wine cellar, guest suite, large pool with pool house and jacuzzi. 722 Sherwell Avenue, Boskruin, Randburg.
1 149m 2
2
DECEASED ESTATE
PRETORIUS PARK, PRETORIA
Quaint family home. Erf 1926, Mooikloof Gardens.
2
3
1
721m 2
DECEASED ESTATE
CENTURION, GAUTENG
Three bedroom home, two bathrooms (1 en-suite). 22 Tanja Street, The Reeds, Centurion. 3
2
2
1 050m 2
BANK AUCTIONS
FAMILY HOMES | INVESTMENT PROPERTIES APARTMENTS | VACANT LAND OVER 35 BANK REPOSSESSED PROPERTIES NATIONALLY FULL NATIONAL CATALOGUE AVAILABLE ON BIDX1.COM
PEKWA LODGE, 53 WILDE AMANDEL STREET, ROODEKRANS, GAUTENG. ERF 461 ROODEKRANS Duly authorised and instructed by the Executor of the Deceased Estate: ECJ Bergh Master’s Reference number: 016579/2015
UNIT 199 ROSA ROYALE, SUMMERSET, MIDRAND Duly authorised and instructed by the Executor of the Deceased Estate: NM Moyo. 136m 2
Thirteen guest rooms, laundry room, entertainment area, swimming pool, office, double garage, staff quarters and flatlet. 13
13
2
2 168 m 2
OVER 70 PROPERTIES ON AUCTION | VIEW THE FULL NATIONAL CATALOGUE AT BIDX1.COM For further information, contact: Bidx1: MC du Toit: Heinrich Moller: Richard Hoey:
info@za.bidx1.com | + 27 (0)21 140 3541 082 563 3275 082 492 6254 076 638 7189
See auction terms and conditions on bidx1.com. See guide prices on the online catalogue. Important to note: Guide prices must be seen as guides only and do not reflect the opening bid or reserve price. In proud association with Pam Golding Properties.
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Neighbourhood
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stneighbourhood.co.za | 7 APRIL 2019
Your Home, Our Core Business
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WAPADRAND
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R4 500 000
WEB REF: AP 12173 MAGDA NIEUWOUDT - 084 505 7840
CENTURION GOLF ESTATE SOLE MANDATE
R3 280 000
WEB REF: AP12499 KRIEK GRUNDLING - 082 785 0914
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R775 000
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Situated in Bateleur Bastion with 24/7 manned security! 5 bedr, 4.5 bathr property built around a deck & pool. Generously sized reception rooms, open plan-kitchen, staff quarters & 4 garages.
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R1 800 000
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R435 000
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