Neighbourhood PTA - 17 November 2019 by Your Neighbourhood

Neighbourhood 17 NOVEMBER 2019

PROPERTY & LIFESTYLE

Life-long earning Student accommodation has become a lucrative investment opportunity with new developments incorporating attractive lifestyle amenities and security features, page 2

PROPERTY FOCUS: STUDENT ACCOMMODATION

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Higher learning, higher earning Savvy developers are incorporating attractive lifestyle amenities in student accommodation offerings, presenting students and investors with opportunities that stretch far beyond terms of study WORDS: DEBBIE HATHWAY IMAGES: BONZAI PHOTOGRAPHY & SUPPLIED IQ BROOKLYN, PRETORIA

“W

hat do teenagers need? Education,” writes Savvas Savouri, chief economist at Londonbased Toscafund in the 2019 edition of the Knight Frank Wealth Report, which looks at how private wealth is shaping property markets globally. “It’s almost as if they can’t build the student accommodation quickly enough in the UK.” The report states that “property investors will become increasingly focussed on income, asset management and development opportunities”, with investors increasing their exposure to education facilities and student housing. “While the South African market lags about three to five years behind global trends in student accommodation, there are opportunities for investors, developers and property managers,” says Johan Janse van Vuuren, property development manager, Eris Property Group.

THE NICHE, STELLENBOSCH

Based on the Department of Higher Education and Training’s shortfall estimate of about 250,000 beds, Eris Property Group highlights that student accommodation will need to scale rapidly to meet government’s intended increase of tertiary enrolments to 1,5 million students by 2030.

Increased demand KEY CONTACTS • • • • • • • • •

eris.co.za studentathome.co.za mydomainliving.co.za dogongroup.com balwin.co.za pamgolding.co.za thedenstellenbosch.co.za stagprop.com campuskey.co.za BOSMANS CLUB, STELLENBOSCH

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Emily Craig, owner and CEO of Cape Town-based Student at Home, which has 326 units, believes there will never be enough student accommodation around. While more developers are jumping on the bandwagon, some even cutting their teeth in the sector, she says she has been “in this game for a long time” and attributes her success to creating the right environment. “It’s one thing giving students the necessary facilities,

which encompass everything from a safe and secure environment to a home away from home, but it’s another to manage them,” says Craig. Student at Home clients must stick to certain rules and regulations or risk losing their deposit. “As much as kids want to have freedom, parents are happy to know there’s a certain amount of structure they have to abide by,” she adds. Swish Property Group is a property development and management company with rental capacity for more than 700 beds in Wynberg and Observatory, Cape Town. Housed under the banner My Domain Student Living, students have everything they need at their doorstep. “We build and rent student-centred residences that are focussed on students’ wellbeing, offering peace of mind for parents and creating the best environment to facilitate success and ease of transition through the education cycle,” says Craig Getz, director: marketing and residential sales. My Domain is a safe, secure turnkey product with biometric access control. Residents get the benefit of Wi-Fi, a shuttle service to universities, a gym with personal trainers, and student liaison representatives on site. “Yield fluctuates based on the market. It’s not as straightforward as a block of flats where you’re getting a specific yield of 8% or 9%,” Getz says.

Buy or rent? Parents who believe it’s better to buy than to rent property invest on behalf of their children at tertiary education level, because student residences are often full and rental fees can amount to the same as a bond repayment. Rob Stefanutto, head of developments, Dogon Group Properties, says in Cape Town about R4,500 per month would get you a small shared student

ADVERTISING SALES: Call us for advertising opportunities on 087 828 0423 Production: Lucea Goosen pretoria@yourneighbourhood.co.za Online coordinator: Chantelle Balsdon chantelle@augmentcreative.com

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Neighbourhood

PROPERTY NEWS

STAG AFRICAN UBUNTU HOUSE, STELLENBOSCH

room with a communal bathroom and kitchen; and you could rent a small student or bachelor pad with a kitchenette for R7,500. “Some of the more upmarket private residences in safe locations ask more than R7,500 for a shared room, going up to R10,750 for a private room. If a child enrols for a three-year degree, parents would be in the hole for R387,000 for accommodation. This is money spent without the possibility of return,” he says. “Now consider the cost of purchasing an apartment. Entry-level 21m 2 studios are selling for R985,200, including VAT and transfer, at 1 Albert Road in Woodstock. That would equate to a bond instalment of approximately R8,556 per month if you were to put down a 10% deposit.”

Western Cape Accommodation close to higherlearning institutions can attract more income per square metre and guarantees year-on-year tenants. Balwin’s The Huntsman in Somerset West ticks those boxes for students enrolled at Stellenbosch University, for example. Besides quality apartments with ecofriendly appliances, cutting-edge security, and Wi-Fi, The Huntsman has the added advantage of being close to shopping centres and beach watersports, among others. Unit prices start from R849,900. “There’s a boom in developments in Stellenbosch offering accommodation ideally suited to students,” says Louise Varga, Pam Golding Properties area manager: Stellenbosch, Somerset West and Gordon’s Bay. “Common features include excellent location, proximity to campus, security, off-street and secure parking – a necessity in a town where parking is at a premium – and luxury or contemporary finishes in the apartments.” The Niche in Stellenbosch is a 51unit development with bachelor apartments starting at R1,5m. “Given the demand for rental accommodation, this offers excellent return on investment,” Varga says. Apartments at Bosmans Club in Bosman’s Crossing on the outskirts of Stellenbosch, start from R1,4m

and are ideal for older students who don’t need to live in the centre of town. The Den, on the other hand, comprises 60 studio apartments minutes from campus. Only four units are still for sale. The developers have applied meticulous attention to detail, including security features, contributing to a conservative estimate of 25% capital growth already, and a high rental occupancy rate. Plans for Phase 2 are under way. Student accommodation group Stag African has funded and developed four residences at Stellenbosch University with 600 beds on a 20-year lease. The returns are relatively modest at about 7% (after interest charged), but the investment is supported by a strong balance sheet on the part of the university. “Adequate housing where students have social support and feel safe is crucial,” says Stag founder John Schooling. “It’s about more than providing a place to sleep. It’s about creating communities and a listening, learning and living environment.”

Eastern Cape As part of a R540m development at Fort Hare University in Alice in the Eastern Cape, funded by the Department of Higher Education and Training (DHET), the Development Bank of Southern Africa (DBSA) and the European Union (EU), Stag African will hand over 2,047 beds in two phases. The first 737 beds have been occupied already and the project is set to complete in October next year. “This is the single largest student housing development ever undertaken by any of the 26 public universities in South Africa,” says DHET director-general Gwebs Qonde.

STUDENT AT HOME, CAPE TOWN

and two-bedroom units, each with secure undercover parking. “An added advantage is that investors buying into this development can diversify and target the diplomatic contingencies in the nearby areas by offering short-term accommodation for foreign-office visitors,” says Ilma Brink, regional development sales and commercial property manager, Pam Golding Properties Pretoria. “Because short-term rentals are allowed, the yields can be as high as 15%. In the long term, we have determined affordable levies, rates and taxes, as well as a net return on investment from a disposable income perspective of 7.5%.” Those who get it right will have an above-average offering that goes beyond facilities. With locations at campuses in Bloemfontein, Port Elizabeth, Cape Town, Stellenbosch, Potchefstroom and Tshwane, CampusKey Student Living is one of them. This national offering is about providing inspirational and vibrant environments and encouraging collaborative coexistence so that, with appropriate commitment to their studies, students can set off on the road to success.

THE DEN, STELLENBOSCH

Adequate housing where students have social support and feel safe is crucial. It’s about more than providing a place to sleep. It’s about creating communities and a listening, learning and living environment. JOHN SCHOOLING, FOUNDER, STAG AFRICAN

Gauteng Students looking for affordable accommodation will love the location of iQ Brooklyn, just 800m from the main campus of the University of Pretoria (Tuks). Priced from R995,000 for a studio, including transfer costs, iQ Brooklyn provides meeting rooms, a cafeteria offering home-cooked meals, excellent security, fast internet, a pool with a sun deck, and laundry and cleaning services. It consists of five blocks of studio, one-bedroom

MY DOMAIN STUDENT LIVING, CAPE TOWN

PROPERTY NEWS

17 NOVEMBER 2019

Deck the halls

Flowers and foliage

one of us redecorates our homes for a party, but we do tend to shift it to another level, so there’s a certain festive mood when that door opens. A few decorators and consummate party throwers provided some clever, creative and even cost-effective ideas they employ for entertaining.

Hosting a party is as much about decor and detail as it is about the menu

WORDS: ANNE SCHAUFFER

Neighbourhood

Colours and themes

Lee Moon of Lee Moon Interiors suggests choosing a theme for a party. “Let’s say it’s an outdoor patio-pool occasion. If you live in a tropical area, choose loose concepts like tropical, game park, or beach. It narrows your decor focus. I keep a number of plain tablecloths like hessian, black, linen and white in the drawer – these can then be accentuated with your theme colours. Think blue and white on a white tablecloth with blue napkins and blue and white china, with green leaves and white flowers.”

IMAGE: SHUTTERSTOCK

Artist, restauranteur and photographer Heather Fitchet loves to play with decor. “Don’t be predictable, it’s boring. Use brown paper as your table cloth – and avoid having to wash any cloths!”

For flowers, Heather loves Checkers’ lettuce complete with roots, in cans with the labels still on them. “Then you haven’t spent oodles on flowers, and you can eat your floral arrangements later.” Designer Chris Tozer loves colour and boldness, so for her, when guests open her front door, a wonderful sense of theatre greets them. There’s always a wow factor. She goes big on greenery, less on budget… so heads for her garden – or that of a friend – and picks any particularly graphic leaves, such as delicious monster or large fabulous fronds, and pops them into oversized glass containers. She’s also keen on using different types of big dried-out seed pods, spray paints them black, gold or whatever colour she’s chosen as her theme, and includes them with the greenery. Living aloes and succulents, grouped in stone or concrete pots, as opposed to cut flowers, is another favourite of hers. Lee, too, loves picking leaves from the garden. She suggests putting them into big buckets wrapped in brown paper and tied with rope.

Music

Lee’s also keen on minimising the cleaning up. “If you can use disposable and recyclable plates or newspaper in a rustic theme, even better. There’s no huge cleaning up.” Or be different. “Consider something different like enamel plates and mugs instead of glasses and plates – very French Provençal!”

For consummate hostess Tassie Kougianis, music choice is a priority. “It sets the mood or keeps things lively, so compile the playlist well ahead of time. If you want to keep everybody happy music-wise, the Spotify app lets you add friends and guests, so you can all collaborate on a playlist.” “Fit the music to the agegroup or

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theme,” says Lee. She, too, is a Spotify fan. “I’ve downloaded the free version of Spotify and play that through my Bose speaker or Sonos speaker system. No need then to jump up and down to change the music. Choose whatever style of music you like and even though there are ads, they’re few and far between.”

Lighting

For evenings, there’s no such thing as too many candles. Christine doesn’t dot them around individually, but clusters them. “You’ll have pockets of pretty flickering light throughout the space.” For outdoor parties, lanterns in the garden always look superb, as do tiny fairy lights in a tree or strung somewhere appropriate. But less is more.

SOME USEFUL POINTERS • Lee suggests you check with guests beforehand as to whether there are any food allergies or dislikes. “It’s a real dampener if a guest can’t eat what you’ve prepared.” • Tassie says, “If you’re including children – or people have asked if they may bring them – set aside an area with age-appropriate things. Then they have fun and parents can chill.” • “If you don’t have off-street parking, a car guard puts your guests’ minds to rest,” Tassie suggests.

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17 NOVEMBER 2019

Neighbourhood

PROPERTY NEWS

Selling a tenanted property C

an owners sell a property with a valid lease in place? Yes, says Seeff Properties, but the sale is subject to adherence to the legal principle of “huur gaat voor koop”, a Roman-Dutch legal principle which translates to the “lease trumps a later sale”. This means that the tenant is entitled to remain in occupation of the property for the remainder of the lease period and on the same lease terms.

Burgundy Estate growing in popularity W

ith the suburbs of Cape Town to the south, the beaches of Milnerton and Blouberg to the west, and the winelands of Durbanville Hills to the north, Burgundy Estate in Cape Town’s northern suburbs borders the vineyards of the historic De Grendel wine farm less than 20km from the centre of the Mother City. Burgundy Estate has its own mashie golf course, three schools, and a convenience shopping centre which serves the secure residential developments well. Since getting involved as a joint venture partner with Nedbank four years ago, Rabie has sold over 900 homes totalling more than R1,2bn at Burgundy Estate. “Burgundy Estate has grown from strength to strength over the last four years,” says Miguel Rodrigues, director, Rabie. “With the additional investment from local government and developers in the

upgrade of the surrounding arterial roads, expansion and upgrade of the Checkers centre, as well as the new Richmond commercial development and Richmond Shopping Centre, the entire node is progressing well.” Rabie’s first project on the estate, Vermont, which consisted of 191 apartments, was sold to an investment company for rental stock while two other projects – Zarina (164 apartments and 16 townhouses) and Springfield (68 freestanding homes) – were sold on the open market. Avenida’s 183 apartments and eight townhouses were all sold out prior to completion. In 2018, Rabie launched Brookside, comprising 58 three-bedroom, twobathroom freestanding homes, and Hazelwood, consisting of 126 one-, two- and three-bedroom apartments. Brookside, which was completed mid-2019, has sold out. Hazelwood, completed in October this year, enjoys

its own clubhouse and swimming pool, with a few two-bedroom apartments still available from R1,32m.

What’s next?

Two new projects, the first of which is an exciting retirement component – Oasis Life – will be launching on 21 November. Rodrigues says, “We’re excited about the next chapter at Burgundy Estate, which is our retirement component. With the combination of its central location and the benefit of an established, multigenerational estate, we’re able to offer great value to senior residents. Providing security of residence with our life rights model, our core focus is to offer an excellent lifestyle.”

“We’re busy creating the very best lifestyle in the world,” says Plumari, CEO, Steyn City Properties. The latest investment is the spectacular City Centre, the gem in the Steyn City crown, which is now nearing completion, with the first 220 units comprising Phase 1 ready to be launched next year. With a total of over 700 apartments and 11 penthouses, this unique and prestigious development boasts a number of facilities so far unseen in South Africa, including a heliport and lagoon. It’s a highly anticipated addition to a destination which is seeing an increase

in property values, even at a time when high-end properties have seen negative growth in a flat market. “Buyers who purchased at launch date have already seen their land value appreciate by 15% to 18%,” says Lambert Bezuidenhout, Steyn City sales manager.

It may happen that the tenant sees this as a good time to cancel the lease and in such event, the tenant’s right to cancel the lease will be determined by the lease agreement and law. In some instances, the lease agreement may already provide the tenant with the option of cancelling the lease in the event of the sale of the

When the lease agreement ends, this should then be refunded to the tenant subject to the relevant legal rights and obligations. Finally, if you want to remain in the property as a tenant after your current lease expires, you will need to enter into a new agreement with the new owner and this will contain new terms and possibly a higher monthly rental. The new owner may also require you to top up the security deposit.

Rabie is also in the planning phase of Rhapsody – a secure development which will combine the best of apartment living with that of larger free-standing homes. The launch is anticipated to be early next year.

Steyn City invests in new infrastructure and flagship project W hen Steyn City first launched in 2015, developers Douw Steyn and Giuseppe Plumari promised residents a city like no other. Now, as they reveal their Vision 2020, it’s clear that this promise has been brought to fruition.

The new property owner will need to continue with the existing lease agreement until the expiry date and the rental cannot be increased.

property. In such event, there’ll be no cancellation penalties payable by the tenant. Once the lease period comes to an end and provided that there’s no new lease agreement entered into with the new property owner, the tenant must vacate the property. Any rental deposit together with interest must also be transferred by the selling property owner to the new property owner to continue holding it in an interest-bearing account for the benefit of the tenant.

“We’ve pulled out all the stops,” Plumari promises, “Steyn City is the only place in South Africa where you can schedule a meeting at the last minute and be there within the hour – thanks to our heliport, which allows you to bypass all traffic by hopping into a helicopter.”

Call of the wild B ush life is attracting city dwellers to invest in wildlife stands, homes and ecoestates. A high percentage of these estates border Big Five reserves or fall within the greater Kruger Park. “There’s huge interest in buying in this area, and generally a shortage of stock,” says Engela van Staden, area principal, Pam Golding Properties Hoedspruit (Limpopo). Buyers are a mix of local and international clients choosing holiday homes or primary residences in the bush. Others are making career moves to work in Hoedspruit or work there remotely and commute. “Hoedspruit is one of the fastest growing towns in the country,” Van Staden says. “A number of investors

let their properties as there’s a strong demand for holiday rentals, this being the safari capital of South Africa.” The most popular options include the 684ha Hoedspruit Wildlife Estate, where stands of 0,5ha sell from R850,000. The 930ha Raptors stands are priced between R650,000 and R1,7m, depending on river frontage.

In Modimolle in the Waterberg, well known for its bushveld terrain and game viewing, Pam Golding Properties area principal Lugene Annandale says purchasers at Elements Private Golf Reserve are mainly acquiring second homes for getaways. She says stands of about 3,500m2 sell for between R250,000 and R750,000, while private homes fall in the R3m to R5m range.

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