Neighbourhood PTA - 11 August 2019 by Your Neighbourhood

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

PROPERTY FOCUS: COUNTRY-STYLE ESTATES

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11 AUGUST 2019

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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

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

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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

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

PROPERTY NEWS

11 AUGUST 2019

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

Neighbourhood

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 rule-created 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 exclusiveuse 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, exclusiveuse area – registered or rule created as such – you would then be in a position to use the Constitutional Court case.”

“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.

Access

“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.”

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.

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.

Gauteng investment hot spots

n the market to buy? This is where you should be investing your money, say experts at Seeff.

selling price of around R1,5m for Brackendowns and around R1,7m for Brackenhurst in the current market.

Kibler Park and Johannesburg South

Butler adds that suburbs close to Soweto like Naturena, Meredale, Ridgeway and Mondeor will also experience good overall growth as supply and demand will push the average selling prices up. All of these suburbs are well located, close to the CBD, and have good roads and transport infrastructures.

Sturgess predicts larger older properties in the suburb to be subdivided in the near future with new smaller houses being built on the remaining extent or the old structure will be taken down and between four and eight sectional title units will be built. If these predictions are correct, hot property in Kibler Park right now is a 1,000m2 erf with an old house for R1m or less.

Centurion

Duane Butler, Seeff’s regional manager, Northern Division, says Brackenhurst and Brackendowns, two suburbs of Alberton, also offer great value for money with an average

“My advice would be to either buy in an estate if you can afford it, or alternatively in a new sectional title complex near the highways or the Gautrain. Units with two bedrooms,

Trevor Sturgess, MD, Seeff Kibler Park, says homes in Kibler Park sister suburb Alveda Park “were selling for R500,000, but today it’s almost impossible to get a house in the same area for under R800,000 and they reach over the R1m mark”.

Steve van Wyk, MD, Seeff Centurion, says due to safety and security becoming increasingly important when choosing where to buy property, estates in Centurion have become extremely popular and are expected to remain so for the foreseeable future. This is especially true for estates that have schools, medical facilities and shops like Midstream Estate.

two bathrooms and a double garage will always fetch the best price.”

Pretoria East

Gerhard van der Linde, principal, Seeff Pretoria East, says suburbs in the far east of Pretoria like Hazeldean, Silver Lakes and Lombardy are expanding rapidly and are seeing many new access routes and schools, while medical facilities, a shopping mall, office parks, a commercial district, tourism buildings, hospitality and lifestyle living are predicted too. Van der Linde says reasons to invest in the far east of Pretoria include, among others, the new R44B City Development, dubbed “The East Capital” with access from the N4, the new road known as Hazeldean Road which will link the N4 to the R21, a Gautrain station at the new development, and easier access to OR Tambo. “The whole area offers 12 estates which cater to a wide range of clients, all upmarket, ranging from stack bachelor units to townhouses and free-standing houses.” All the development in the area has had a positive effect on property values and demand for property in suburbs like Garsfontein, Menlo Park, Alphen Park, Newlands, Constantia Park and Ashlea Gardens has skyrocketed.

Pretoria North

Says Peter Mokwana, MD, Seeff Jakaranda, “Even though there’s still a demand for free-standing three-bedroom properties as rental stock, there’s a new trend of people looking for security and therefore buying or renting in secure complexes and estates. This type of property is sought after by first-time buyers in the area because it’s often more affordable than freehold.”

Rental stock shortage in Durban’s Upper Highway area

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.”

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