Neighbourhood PTA - 25 August 2019 by Your Neighbourhood

Neighbourhood 25 AUGUST 2019

PROPERTY & LIFESTYLE

Serenely green Investment and property options in the well-established, leafy suburbs of Brummeria, Lydiana and Val de Grace in Pretoria East are legion, page 2

SUBURB FOCUS: BRUMMERIA, LYDIANA & VAL DE GRACE

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PROPERTY NEWS

25 AUGUST 2019

Neighbourhood

Suburb focus

Brummeria, Lydiana & Val de Grace Nestled alongside the N4-highway in Pretoria East the well-established, leafy suburbs of Brummeria, Lydiana and Val de Grace offer a charming and peaceful setting close to the city’s conveniences WORDS: BETSIE LOOCK-VAN DER MERWE

IMAGES: RENE WALKER & GOOGLE MAPS *Map not to scale

hese three Pretoria East suburbs form a beautiful green belt of neighbourhoods bordering on both sides of the N4 (Emalahleni) highway, from the N1/N4 interchange to just pass the Watermeyer off-ramp, with the Moreleta Spruit as its eastern border. This cluster of residential areas is thus divided into a northern part which is picturesquely set on the hilly ridge left of the N4 East overlooking the lower tree-filled parts south of the N4. Being surrounded by a wealth of natural features like the Pretoria National Botanical Garden, the Moreleta Spruit, exquisite vegetation and the Skuilkrans Kopje nearby, these neighbourhoods are sought-after for their beautiful scenery, serene atmosphere and central location to the main arteries as well as all necessary amenities.

I live here because it’s close to my place of work as well as everything else that we need daily. We enjoy the peacefulness of the neighbourhood, too. AISHA SIBANDA, BRUMMERIA RESIDENT

The area is served by the nearby Silverton Police Station, it’s not far from Life Wilgers Hospital, there are many good schools in the area, and the University of Pretoria is also close by – Brummeria, Lydiana and Val de Grace are the perfect suburbs to call home.

Property

The real estate market in these three suburbs is as diverse as its population and asking prices range from on average about R900,000 to R3m+.

As far as public high schools are concerned, parents have the opportunity of enrolling their high school learners at either Willow Ridge High School or Hoërskool Die Wilgers situated in the nearby suburb of Die Wilgers.

Properties higher up on the ridge in all three suburbs are generally more expensive for their picture-perfect views, wooded terraced gardens and size. These range from a few apartment blocks, several townhouse complexes and many large family dwellings in secure estates.

Many residents also opt for their children to attend the Deutsche Internationale Schule Pretoria. The school is independent, located in Die Wilgers, and offers education in both English and German streams for children from preparatory phase up to Grade 12.

There are a few colossal multimillion-rand properties on the market suitable for extended families, guesthouses or other commercial purposes. Properties on the southern side of the highway as a rule have large spacious stands and traditional homes in entrance-controlled areas.

Schools St Paulus Pre-Primary and Primary School in Brummeria is highly respected by the community and follows a Dominican vision and education policy. Laerskool Die Krans in Val de Grace has since its establishment as an independent preparatory school in 2004 grown into a modern primary school forming an integral part of the community. Laerskool Skuilkrans and Laerskool Meyerspark Primary in the neighbouring suburbs of Murrayfield and Meyerspark respectively, are public schools offering mainstream education to learners of all surrounding areas including Brummeria, Lydiana and Val de Grace. Lynnwood Ridge Primary School is another credible public school serving these areas. The high school located closest to these suburbs is The Christian Brothers’ College, Mount Edmund, a private Roman Catholic college, offering quality education to both boys and girls.

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PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING

Group Editor: Carla Redelinghuys carla@yourneighbourhood.co.za Senior Sub-Editor: Marana Brand Designers: Anja Bramley & Samantha Durand Visit yourneighbourhood.co.za

Explore Brummeria borders on the magnificent Pretoria National Botanical Garden. This beautiful 76ha parkland is home to many small animal species and an abundance of birdlife. Visitors can explore the rich diversity of indigenous fauna and flora as well as the many themed, developed gardens, an arboretum, herbarium, biodiversity centre, tea garden and restaurant and a huge open-air picnic area. The garden regularly hosts live music events, parkruns and a banting market every first Saturday of the month. Also worth visiting is the Pioneer Museum a few kilometres to the north of the botanical garden. Main attractions here are Pretoria’s oldest standing building, the 1848 House. Another popular venue is Die Blou Hond dinner theatre – the place to be if you love music performances, good food, and a lively atmosphere with singing waiters and all. Situated only a few blocks further south is Atterbury Theatre in the trendy Lynnwood Bridge complex with its pleasant restaurants. A little further afield is the renowned Menlyn Park Centre and the trendy Menlyn Maine development where the Sun Arena Time Square and Time Square Casino are located.

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

25 AUGUST 2019

Neighbourhood

PROPERTY NEWS

SHOP EAT

Monthly bond repayments For a typical property in this area You’ll pay

R21,616 per month

• The Bushbaby Inn: great hospitality under shady trees • Ely’s B&B: close to CSIR • Tamboti Lodge: stylish guesthouse • The Falling Feather Inn: upmarket guesthouse • Casa Toscana Lodge: well-known favourite

For sale in Val de Grace Median asking price

COMPLEX

MIMMOS

SLEEP • Dros Silverwater Crossing: grill restaurant • Milkplum Café, Pretoria Botanical Gardens: tea garden and restaurant • Le-Si Restaurant, Casa Toscana Lodge: delectable menu • Mimmo’s Watermeyer Park: go Italian • La Madeleine: fine dining

36%

R2,24m

For a typical property (four-bedroom house)

R1,35m In a complex

APARTMENT

• Watermeyer Park Shopping Centre: local convenience • Silverwater Crossing: daily needs and grocery shopping • Menlyn Park: comprehensive shopping close by • Lynnwood Bridg: lots of restaurants and specialty shops • Lynnridge Mall: variety of clothing shops and chain retailers

Based on

over a period of 20 years at 10% prime

R995,000

61%

For an apartment

R2,595m For a house

HOUSE

R2,24m median asking price

PLACECOL SKIN CARE CLINIC

For a typical property in this area You’ll pay

R13,462 per month

COMPLEX

Median asking price

69%

R1,395m

For a typical property (three-bedroom house)

R1,21m In a complex

APARTMENT

Monthly bond repayments

For sale in Brummeria

Based on

median asking price

over a period of 20 years at 10% prime

R1,04m For an apartment

R2,715m For a house

HOUSE

R1,395m

29% PRETORIA BOTANICAL GARDEN

PROPERTY NEWS

25 AUGUST 2019

Neighbourhood

Going, going, gone! Bought or sold a house via auction? Globally a well-accepted selling and buying platform, South Africans are becoming increasingly more comfortable with the concept. WORDS: ANNE SCHAUFFER

IMAGES: SHUTTERSTOCK

“A

uctions have been around for hundreds of years with over 80% of properties in Australia being sold via this method,” says Ari Ben of AuctionInc. “We’re seeing more and more sellers catching on to this trend due to the swift finality achieved by the auction process – we’ve seen properties on the market for over six months sell on our platform within three weeks. The key is to use a reputable and professional auction house that understands how to market the property effectively.” Tanya Jovanovski, franchisee of Rawson Auctions Western Cape, suggests, “Sellers must do their homework on which auction house to select. If it’s not a well-established company, ask for references from previous sellers, and check the auctioneer is qualified and registered with the EAAB (Estate Agency Affairs Board), and SAIA (South African institute of Auctioneers).”

Online auctions

MC du Toit, CEO: sales, BidX1 South Africa, discusses their online auctions, “Bidding can take place from anywhere in the world, on any desktop or handheld device. You will no longer miss out on bids, as the auction will be accessible to everyone.” BidX1 has a full support team that takes all bidders through the bidding process with examples of what happens when bidding starts, so buyers will be able to run through a bidding simulation before the auction. “Bidders feel less pressured during an online auction as this is conducted in private, not in an auction room where some feel pressured by other bidders.” He unpacks the process, “Prospective buyers are advised to physically inspect the property at a show day. Every bid placed during the sale of a property is logged and displayed in real time and this record, along with the sale price, can be viewed publicly on our website, both historically and at the time of the auction, with the

transactions all happening online. This benefits both sellers and buyers. The process is transparent, as everyone can see the bidding as it unfolds. It’s also recorded, so anyone can view the bidding for properties sold via our previous online auctions.”

and information pertaining to the property,” says Jovanovsky. She warns purchasers not to get carried away and bid more than they can afford. “An auction is a non-suspensive sale and you are obliged to comply with the conditions of sale and rules of auction.”

He continues, “BidX1’s online auctions are safe, as bidders have to register first and provide Fica documentation as well as source of funds, eliminating any fictitious bids being placed.”

Ben says, “The auction process results in serious buyers submitting non-suspensive bids, whereas the traditional method of sale generally involves a back and forth process with offers conditional on a myriad of suspensive conditions.”

Any negatives to auctions? “The auction process is fast-paced,” says Ben, “and purchasers can get caught up in the excitement of the auction. It’s strongly recommended purchasers do their homework, and when they arrive at the auction, are confident they’ll be able to raise the necessary finance required to purchase the property.”

Speed is of the essence. “We can auction the property within three weeks of receiving the signed mandate

And the price achieved?

“This online auction method is an ideal way to achieve a market-related price for your property by bringing together all serious buyers at one time, on the day. If there’s a high demand for a property, this will drive the price upwards and create the competitive environment where the buyer who wants it the most and is prepared to pay a fair value, will ultimately be the purchaser,” Du Toit says.

25 AUGUST 2019

Neighbourhood

PROPERTY NEWS

Cheaper loans, banks keener to lend T

he interest rate cut has made housing loans cheaper; the banks are competing aggressively for home loan business and there’s every reason for buyers to get into the property market, says Samuel Seeff, chairman, Seeff Property Group. It’s easier to find a willing bank, provided you qualify for a mortgage loan and the process is fairly straightforward. You’ll need a clear credit record and positive credit score, provide proof of income and Fica verification of your identity and address. If self-employed, the process is a little more involved and you’ll need additional documentation. Start with a pre-qualification to avoid disappointment and know exactly how much you can buy for. Approach your own bank or a mortgage originator such as Ooba who works with all major banks and can likely secure a better deal for you, says Seeff.

Unless a first time buyer, you’ll in all likelihood need to pay part of the deposit in cash. Budget for around 10% to 15%. Additionally, you’ll need to pay transfer duty (above R900,000) and transaction costs. On a R1,5m property, this would amount to about R90,500 (inclusive of bond costs). Once you’ve found your property and your offer to purchase is accepted, a formal application for a housing loan will need to be done. Your agent will assist with this with the help of a mortgage originator, or via your own bank. In terms of the National Credit Act, the bank will provide a “quotation” or preagreement setting out the loan amount, proposed interest rate and terms upon which they’re prepared to grant the loan. The applicant (borrower) then

has five business days to shop around for a better deal or to accept the quote. Sean Guy, sectional title division manager, Seeff Southern Suburbs, says the banks essentially look at affordability of the loan to the buyer and their assessed value of the property and will need to satisfy itself that there’s sufficient equity in the property. If the bank’s valuer does not find value, it may still grant a bond but based on the lower valuation of the property. Assuming a property is sold for R2m subject to an 80% bond, but the bank only finds R1,8m in value and consequently offers an 80% loan on that lower value, the buyer will be left with having to make up the shortfall. If unable to do so, the sale would likely become void. This again just drives the point of pre-qualification and ensuring that you invest wisely and work with a credible agent, says Guy.

Students challenged in bathroom design M anufacturer of bathroom accessories LIQUIDRed has launched the next phase of its Inspired Design Challenge in conjunction with design school Greenside Design Center and Paragon Interface, a space-planning and interior architecture company, both in Joburg. The Inspired Design Challenge was created to help students bring their creative inspiration to life in the bathroom, and showcase LIQUIDRed’s extensive range of bathroom accessories and tapware. The challenge also aims to offer students the opportunity to use their theoretical skill in a practical way. Students will

be tasked to conceptualise a bathroom space, based on a brief with specified dimensions and design criteria. The participating students will be adjudicated on their design concepts. Ten of the best student designs will be showcased on LIQUIDRed’s and Paragon’s Facebook and Instagram pages and five semifinalists will be chosen and profiled. The campaign concludes with two finalists selected to bring their concept to life.

The two finalists will also walk away with a year-long internship experience at Paragon Interface, which can bridge the gap between the theoretical

knowledge gained and practical skills required in a professional design firm. Paragon Interfaces’ experienced project teams and its mentorship programme offer insight into space planning of various-sized projects, concept development, client presentations, look-and-feel, furniture design, workplace strategy development, legal and statutory requirements, sustainable design and phase documentation (design, council, construction and close-out). The aim is to ultimately produce interns who are well-rounded and versed in all aspects of the project phases, from initial design to close-out.

A first in Sandton CBD A

revolution in service-led urban living, BlackBrick has launched a new residential concept in the Sandton CBD. Conversion of the building at 25 Fredman Drive is already underway and will soon be home to 208 apartments including a hotel component, with a world-first residential club membership offering. Buyers into BlackBrick automatically become club members – as will the tenants who rent the apartments. Membership includes use of the property’s facilities, which include a cafe, workspaces and boardrooms, boxing gym, rooftop boma, dining lounge, cinema room, library, meditation garden, and more. “The vision is to eventually offer BlackBrick members access to a network of residential clubs, which allow for fluid, facilitated movement between BlackBrick properties in different cities,” says BlackBrick founder Moritz Wellensiek. “The way people live and work is changing – and it’s not a cycle, it’s a systemic change. The rise of flexi-hour workdays, hot desking and mobility means that people have different requirements when it comes to their homes, too. We see BlackBrick as the future of flexible living, where members

will be able to move freely between cities on both a short and long-term basis.” BlackBrick pricing starts at R950,000 with studios, one-beds, two-beds and penthouses selling for around 40% lower than the nearest comparable properties in the area. The accessible pricing means that rental pricing can start at around R8,000 per month. The turnkey offering includes a number of bolt-on packages which can be added to the apartment purchase, including a tech-pack, electric bicycle, car sharing and more. Most notable is BlackBrick BOX, a furniture brand which is a partnership between BlackBrick and Weylandts, aimed at providing high-quality yet accessible furniture to the urban market. The BOX range includes customised pieces designed to maximise space in the apartments with clever touches like folding tables and high-tech beds with lockable storage. The Sandton BlackBrick building is being developed with investment from Empowered Property Fund, Setso, and in partnership with HB Realty who have a long track record of delivering high-quality projects at scale, which is seeing the BlackBrick apartments constructed to an incredibly high standard while remaining accessibly affordable,” says Wellensiek.

AGENTS ARE EXPERT PROBLEM SOLVERS

Negotiating is a tricky business and contracts can be problematic. Are you familiar with legalities or how to ensure that a contract protects you? Registered estate agents are licensed professionals with experience of moving transactions forward smoothly.

Another good reason why you should use an estate agent

www.rebosa.co.za

REAL ESTATE BUSINESS OWNERS OF SOUTH AFRICA

Neighbourhood

stneighbourhood.co.za | 25 AUGUST 2019

Your Home, Our Core Business

COLBYN SOLE MANDATE

R2 050 000

EQUESTRIA

R2 895 000

www.appleproperty.co.za | 012 348 0123

THE HILLS

R8 900 000

LYNNWOOD MANOR SOLE MANDATE

R2 650 000

IMMACULATE 3 BEDROOM PRIME PROPERTY

PRIME PROPERTY WITH A FLATLET

THE ULTIMATE CHOICE!

4 BEDROOM IN SECURE ENVIRONMENT

A perfect family house with open-plan living areas, farm style kitchen that walks out to court yard, 3 bedrs, 2 bathrs - MES! Flat with a 1 bedr, kitchen & bathr. 2 garages & braai area. Much more!

High quality finishes serve both modern & contemporary interior. Entertainer's delight with a spacious living area & large patio with uninterrupted views. 3 bedrs, 2 bathrs, 4 garages & full flatlet.

Simply one of the best opportunities ever! Spectacular architect designed home in The Hills Game Reserve Estate. 4 bedrs 4 bathrs 4 living rooms 4 lock-up garages, pool & a boma.

Stylish upmarket home set in a paradise filled garden with pool. Great security system. Entertainers dream - living areas interact with the kitchen & outside entertainment areas. Well located!

WEB REF: AP 8551 LIZELLE DU PLOOY - 084 608 3962

WEB REF: AP 12912 HANNELIZE WILKEN - 084 580 8700

WEB REF: AP 13294 ANSIE - 082 494 6677 & INGE - 083 380 6414

WEB REF: AP 12806 ESTE MOOLMAN - 083 268 0736

Y LL

! ST D A E R UC D E D IC RE R

NEWLANDS

FROM R725 000

NEW DEVELOPMENT OPPORTUNITY!

Kingswood Village upmarket Retirement Village in an established environment. Only 12 - 1 bedr & 2 bedr units. Kingswood has a fantastic reputation. 10 meals inclusive in the levies. Lots of extras!

NEWLANDS SOLE MANDATE

R1 190 000

NEWLANDS PIERRE VAN RYNEVELD SOLE MANDATE

R2 R1 050 725 000 000

R3 900 000

EXCELLENT OPPORTUNITY - TOWNHOUSE!

5 BEDROOM FAMILY HOME WITH A VIEW!

Sunny & bright apartment. This units offers 2 bedrs 1 bathr, openplan kitchen & lounge. Situated in the upmarket retirement village of Kingswood. 24 hr home care with 10 meals included in levy.

Townhouse with private garden. North views overlooking the valley! This exclusive retirement village has a lot to offer. 2 bedrs, 1 bathr, 1 garage, 1 carport & a pet friendly garden! Call now for more info!

In a prime spot within a security estate. Open- plan kitchen with living room & scullery. Guestroom with bathr. Covered patio & built in braai. 3 bedrs, 4.5 bathrs, 3 garages - direct home access & more!

CENTURION GOLF ESTATE

R5 400 000

ELDORAIGNE

R2 290 000

4 BEDROOM FAMILY HOME WITH POOL

A 5 STAR PROPERTY - IMMACULATE HOME!

Open plan living & dining room. Kitchen & scullery. Patio with builtin braai overlooks garden & pool. Guest bathr & a storage unit under the stairs. 4 bedrs, 3.5 bathrs, study & staff quarters/ flat.

Recently upgraded & north facing. Excellent fairway green frontage,! Spacious, north facing double storey house with sun-drenched 4 bedrs, 3 bathrs - 2 en suite. 3 reception areas, patio, pool, play rooms, lapa, pj lounges, study/gym, Juliet balconies, pool & kitchen room & beautiful kitchen. Garaging for 3 cars & staff quarters. with 2 pantries. Guest toilet, 5 bedrs, 3 bathrs & direct home access.

WEB REF: AP 13760 LEMARI ODENDAAL - 082 635 9395

O SO S C

R3 480 000

EXCELLENT LOCATION! EXCELLENT BUY!

WEB REF: APD45 WEB RF: AP 13263 WEB REF: AP 12980 PETRO - 082 551 7990 & ANDRE - 082 930 7386 PETRO - 082 551 7990 & ANDRE - 082 930 7386 PETRO - 082 551 7990 & ANDRE - 082 930 7386

THE WILDS

WEB REF: AP 13626 MAGDE MEYER - 083 387 3437

LOVELY HOME IN SECURE GATED ESTATE

WEB REF: AP 13756 FREDA WYNGAARDT - 082 781 4847

MENLO PARK

FIFTH ON BROOKLYN

WEB REF: AP 13738 LEMARI ODENDAAL - 082 635 9395

WIERDA PARK

R1 780 000

FAMILY HOME WITH MANICURED GARDEN Ample space for the large family, offering spacious living areas, a kitchen has ample cupboards and space for all your appliances. 4 bedrs - 2 are en-suite & a full 3rd bathr. Patio, pool & built-in braai.

WEB REF: AP 12799 ELMARIE HUMAN - 082 774 7088

SOLE MANDATE

FROM R1 499 000

30 UPMARKET APARTMENTS Modern & ideally located is part of what makes this a fantastic investment. 3 different unit plans to cater to your property needs from 66.2sq m to 80.78sq m. All units have private, north facing balconies with open plan dining room & living areas. Ideal lock-up & go!

WEB REF: APD55 ANDRE - 082 930 7386 & PETRO - 082 551 7990

DIFFERENT SPLIT OPTIONS AVAILABLE! AN OPPORTUNITY NOT TO BE MISSED! Calling ALL experienced agents in PTA East, PTA North & Centurion! Tired of doing all the work with minimal commission? We have the solution for you! NQF4 & MARKET EXPERIENCE A MUST!