Neighbourhood 25 MARCH 2018
PROPERTY & LIFESTYLE
Centurion Why homebuyers are bowled over by what Lyttelton, Lyttelton Manor and Die Hoewes have to offer, page 2
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SUBURB FOCUS: CENTURION NORTH EAST
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PROPERTY NEWS
25 MARCH 2018
Neighbourhood
Suburb focus
Centurion North East Here's what's happening in property in Lyttelton, Lyttelton Manor, Die Hoewes WORDS: BETSIE LOOCK-VAN DER MERWE IMAGES: RENE WALKER & GOOGLE MAPS
*Map not to scale
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FIND OUT MORE ABOUT CENTURION NORTH EAST: yourneighbourhood.co.za/centurion-north-east
We live a block away from the Gautrain station, the mall, SuperSport Park and Makro. We're surrounded by at least 20 of the best restaurants in the area. I love living in this neighbourhood and rate Die Hoewes 9,5 out of 10 as a place to call home. PHILLIP VAN DER MERWE, RESIDENT
PUBLISHED BY BLACKSTAR PROPERTY PUBLISHING Unit G04, Old Castle Brewery Bldg 6 Beach Road, Woodstock Cape Town, 087 828 0423
EDITORIAL TEAM: Group Editor: Charis Le Riche charisl@yourneighbourhood.co.za Senior Sub-Editor: Mlungisi Mthembu
he township of Lyttelton was already marked out on the original farm south of Pretoria in 1904. In the early 1940s, Lyttelton Manor extension, bordering Air Force Base Waterkloof in the east, followed. To this neighbourhood’s west lies a cluster of agricultural smallholdings known as Die Hoewes.
Centurion station, super regional Centurion Mall, the Netcare Unitas Hospital, SuperSport Park and contemporary office blocks, the area’s tranquil countryside look and feel have been marvellously preserved.
Today these three suburbs form the far north-eastern corner of the sprawling metropolis of Centurion boasting a desirable location between Gauteng’s N14 and N1 highways, as well as comfortable access to the R21 and OR Tambo International Airport.
The residential segments in Lyttelton and Lyttelton Manor are known for their traditional full title homes on large stands with leafy gardens. A number of these older properties have recently made way for compact modern homes, with some stands and plots being subdivided for smaller units.
The area is completely self-sustained. There’s a wealth of educational and medical facilities, the neighbourhood has its own library, clinic, police station, post office and churches and is also known for its eateries, coffee shops, pubs and clubs. Despite being home to modern developments like the Gautrain
Property
Neighbouring Die Hoewes has since transformed into a vibrant upscale neighbourhood primarily consisting of sectional title developments such as apartments and townhouse complexes. The convenient lock-up-and-go character of this well-located neighbourhood
ADVERTISING SALES: Designers: Anja Bramley & Samantha Durand Group Online Editor: Lauren Joubert
Visit yourneighbourhood.co.za or call 087 828 0423 Sales & Marketing Manager: Michèle Jones michele.jones@thecreativegroup.info Production (Editorial & Property Advertising): Lucea Goosen pretoria@yourneighbourhood.co.za
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25 MARCH 2018
Neighbourhood
PROPERTY NEWS
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For sale in Lyttelton Manor Median asking price:
R1,79m
Monthly bond repayments
For a typical property (three-bedroom house)
For a typical property in this area
R986,100
R923,400
R1,9m
In a complex
For an apartment
For a house
You’ll pay
R17,571 per month
Property Type:
60% house
26%
apartment
14% complex
attracts a large number of younger residents and investors. People looking to retire here have a choice of several retirement villages and old age homes that meet the needs of active senior citizens as well as those in need of frail care.
Schooling
With approximately half of the stable owners under the age of 49 and roughly 70% of recent buyers in the same age group, the area boasts a variety of childcare and educational facilities.
Fleur Primary School and Lyttelton Primary School are well-established English medium schools in Lyttelton Manor. This suburb is also home to Laerskool Louis Leipoldt, which has a long history of education in the community. Laerskool Doringkloof Primary, established in 1997 in the neighbouring suburb of Doringkloof, offers parallel medium education within easy access of Die Hoewes and Lyttelton Manor. Secondary school pupils are welcomed by Hoërskool Centurion and Lyttelton Manor High School, founded in 1957 and 1963 respectively. Both schools
Based on
R1,79m median asking price
over a period of 20 years at 10,25% prime
SHOP: • • • • •
Centurion Mall Highlands Shopping Centre Jean Crossing Jean Village Lyttelton Shopping Centre
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PROPERTY NEWS
25 MARCH 2018
Neighbourhood
Suburb focus
EAT: • Ridgeback Village Restaurant, Die Hoewes: for true South African hospitality • Nobler Cafe, Die Hoewes: for delicious panini and tramezzini • Crawdaddy's Good Food, Die Hoewes: for a variety of seafood and meat dishes • Turn ‘n Tender, Die Hoewes: for the best steak in town • Passi Decor and Deli, Lyttelton: for coffee and cake • Rebels Pizza, Lyttelton Manor: for pizza, pasta, hero rolls and salads • Sunset Lounge, Lyttelton Manor: for afternoon drinks with friends • Hemingway’s Restaurant and Wine Cellar, Clubview: for elegant fine dining • Burger Bistro, Clubview: for delicious burgers and craft beer • Whisk Wine Bar, Irene: for quality food and drinks
are centrally situated on a main route in Lyttelton Manor. The prestigious Hoërskool Waterkloof to the east of Lyttelton Manor is only a few kilometres from the suburb. Hoërskool Zwartkop is just west of Die Hoewes. The greater Centurion region has experienced tremendous growth over the past decade and is fast becoming the new higher education hub. Further education institutions in close proximity include Centurion Academy, Tshwane South TVET College, Technicol SA College, Open Window Institute for Arts and Digital Sciences, Prue Leith Chefs Academy and SA Chefs Training and Innovation Academy.
Explore
SEE: • A variety of movies at Ster-Kinekor Centurion Mall • Artworks at Centurion Art Gallery • Your favourite cricket stars at SuperSport Park • Live music at Centurion Theatre • Spectacular racing at Zwartkops Raceway
As much as these developed suburbs support a busy urban lifestyle, some fresh countryside air is never too far away. The Rietvlei Nature Reserve situated near Irene on the south-eastern outskirts of Centurion is a 15-minute drive away from Lyttelton Manor and Die Hoewes. This historical reserve
with its beautiful grasslands and open plains offers fishing, hiking, cycling, bird-watching and game drives. The original farmhouse still stands and houses a coffee shop where refreshments and light meals can be enjoyed under beautiful shady trees. The Irene Dairy Farm is even closer and offers a great outdoor experience for the whole family. The kids can watch the cows being milked and run or play in the play area to their heart’s delight. The Groenkloof Nature Reserve is situated just north of the area and offers several activities for natureloving groups or families, including a 4x4 trail, hiking, mountain biking and picnicking. The reserve is rich in birdlife and boasts a variety of small game and antelope.
NOBLER CAFE
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25 MARCH 2018
Neighbourhood
My business neighbourhood The Cosmetic and Dental Emporium is a one-stop shop offering aesthetic and cosmetic dental procedures WORDS: ZENA LE ROUX IMAGE: SUPPLIED
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he Cosmetic and Dental Emporium has six outlets nationally and offers a variety of high-end dental and cosmetic procedures. Dr Michelle Karl (cosmetic dentist and part owner) tells us more about the Menlyn Maine branch. Q: How did your business start? A: Founder Dr Zak Schabort started the Cosmetic and Dental Emporium in 2010 in Cape Town. He wanted to create a boutique dental brand serving the specific aesthetic needs of the higher-income group – an environment where experts could offer sustainable long-term solutions to patients. We felt the upand-coming area of Menlyn Maine contained our target market, which would benefit from our service. We thus chose to open up here. Q: Why did you choose this area to set up shop? A: Our Pretoria practice is situated in Menlyn Maine Central Square. Menlyn Maine is the ultimate in convenient living and is located in the hub of Pretoria East. This is the new and upcoming city centre of Pretoria, which is vibrant and will energise the entire area to become the address of choice for offices,
PROPERTY NEWS
shopping, living and entertainment. Because of the great retail space and location, we found that our target market are people who live in this area or visit this centre regularly. Other businesses in this centre offer products and services that complement our brand perfectly. Q: How did you find your premises? A: Menlyn Maine is the new hot spot for trendy and upmarket businesses in Pretoria. We, as a dental brand, were waiting for such a development in Pretoria before we opened in the city. We contacted a few developers early in 2014 and they told us that such a development was on the way. We, therefore, secured our spot in the Central Square so we wouldn’t miss out on this very ideally located lifestyle centre. Q: Why are the premises ideally suited to your business? A: The premises provide many facilities under one roof specialising in wellness. The Cosmetic and Dental Emporium is a unique boutique and the only suite of its kind in the Central Square. Q: Who are your neighbours? A: We share the upper floor of the square with wellness suites that include Waxit, The Laser Beautique, Spa De La Veille, Euro Bride and a premier Virgin Active branch. Q: What are the shop rental/sales prices like in this area? A: This is an upmarket area of Pretoria, but rentals are competitively priced.
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Q: How many people visit your business each day? A: This depends on the number of cases and varies from day to day. Complicated cases will demand more chair time. Our diary is dictated by patient appointments. Q: Do you have any expansion plans? A: The Cosmetic and Dental Emporium as a brand name has shown to be very successful in its specific industry and has the capacity to expand in the future. Q: Do you operate online as well? A: We rely solely on in-office procedures. However, we have a website (thecde.co.za) for patient enquiries and treatment options available. Q: What’s your most popular service? A: Our most popular treatment to date is the smile makeover. This varies from enhancing natural teeth with whitening procedures or aligning/ correcting smiles with orthodontic treatment, to adding dental veneers to natural teeth. This changes a smile completely with the newest luxury veneers and technologies.
SEE FOR YOURSELF: The Cosmetic and Dental Emporium Menlyn Maine 012 348 4627 thecde.co.za
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ADVERTORIAL
25 MARCH 2018
Neighbourhood
Piece of cake Enjoy a touch of French indulgence right here in Pretoria!
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ast year was the 20th birthday of the French-style patisserie brand Château Gâteaux, culminating in the opening of its 11th branch, located at Brooklyn Square right here in Pretoria! Since 1997, the skilled Château Gâteaux pastry team has been handcrafting an exquisite, superior range of quality gateaux and desserts, using the most exceptional ingredients available. When you purchase a Château Gâteaux masterpiece, expect to indulge in a product bursting with flavour, made from the finest fresh cream, chocolate, fruit and nuts. All delicacies are handmade in the brand’s certified ISO 22000 pastry kitchen in Durban’s trendy Riverhorse Valley Business Estate and Halaal-certified through the South African National Halaal Authority.
Château Gâteaux Patisserie customers can select from a wide range of exceptional products, including a variety of Take Home 12- and eight-slice frozen gourmet gateaux, or enjoy individual cold and hot desserts, cake frappes, delicious croissants and pastries and tempting Turkish savoury bourekas. Château Gâteaux also prides itself on its superb coffee offering, supported by a range of exotic teas, hot chocolate and superior-quality natural fruit juices. Highly trained baristas are on hand to create the ultimate coffee experience for coffee connoisseurs. Entertaining is effortless with Château Gâteaux! To many, the very idea of an exceptional-quality frozen gateau with a 12-month shelf life is astonishing! The skilled team has perfected the art of sealed-in freshness through a unique fresh to frozen process. This means you can store your Take Home
12- or eight-slice gourmet gateau frozen for long periods and defrost it to its original and exceptional state at your convenience. The retained flavour and quality never cease to amaze! Step into this corner of France right here in Pretoria at Menlyn Park (Pick n Pay entrance), Glenfair Boulevard in Lynnwood and Brooklyn Square. For more updates, visit the Château Gâteaux Facebook page (facebook.com/ ChateauGateauxSA) or follow the brand on Instagram (@chateau_gateaux).
FIND CHÂTEAU GÂTEAUX PATISSERIE AT: • Menlyn Park (Pick n Pay entrance) • Brooklyn Square • Glenfair Boulevard, Lynnwood chateaugateaux.co.za
BUY NOW!
Sign Before 1 April 2018 VAT Will Remain @ 14%!
VIEW SHOW HOUSE Irene - Centurion
Clubhouse & Swimming Pool
Apartments & Simplexes
Helmut
076 753 0906
helmut@m-t.co.za
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PROPERTY NEWS
25 MARCH 2018
Neighbourhood
Greenstone on the rise
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hough the suburb of Greenstone in Joburg east only came to be over the last two decades, it now has plenty of shopping facilities and is fully built, boasting high-density, upmarket housing and residential estates, though it still has a few pockets poised for commercial development.
popularity, along with its significant infrastructure. The entire area is fibre ready, shopping centres have evolved to cater to families and many lifestyle complexes are fully equipped with gyms, restaurants, crèches and even spas or sports grounds, adding to the convenience for residents.”
Michael Levy, property consultant, Jawitz Properties Bedfordview, sites the close proximity to OR Tambo International Airport as a drawcard.
Levy says there is hardly an empty apartment in Greenstone and many existing sellers have tenants in place, while tenant demand is high. “Some buyers may be on the fence about investing, but the potential of the area is quite exciting. If only there were more one-bedroom units, but families are well catered for, with lifestyle-centre-equipped apartment blocks the most popular.”
“I regard Greenstone as being the most upmarket high-density area near the OR Tambo International Airport – which can be as short a drive as 15 minutes – and my perception is that this has contributed to its rise in
By signing a buyer’s mandate, you get a dedicated property professional with a wealth of experience and contacts to guide you first through the search for your dream home and then through the negotiating process. Buyers are just as pertinent to a property transaction as sellers, so why not give them the option to be represented by an independent expert: someone to unmask the hidden pitfalls of property buying – a person solely focused on protecting their rights and interests? PAUL STEVENS, CEO, JUST PROPERTY
Midrand’s commercial property boom
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ccording to Chris Renecle, MD, Renprop, Midrand’s appeal for business and industrial space is mainly due to its prime location between Joburg and Pretoria, as well as its easy access to major road networks. Midrand’s commercial property is characterised by various usage zones, catering to a vast range of industries. “This, together with its location, makes it a prime, soughtafter commercial node,” says Renecle. “The new Waterfall precinct has created interest in Midrand’s commercial property as there are a number of businesses that want to be situated close to it,” says Renecle. “There is also a definite increase in
Whether you have a granny flat or an investment apartment, letting it out begins with finding the right tenant WORDS: ANNE SCHAUFFER
IMAGE: SHUTTERSTOCK
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e all tend to go on that “gut” feel, but when it comes to choosing a tenant, that’s not enough. As tough as it can be, you need to protect yourself if your tenant is retrenched, their relationship falls apart and their partner was paying a portion of the rent, and a host of other reasons.
DIY or rental agent?
You need a watertight agreement that will stand up to the most vigorous legal scrutiny. Of course, you can draw up your own lease agreement or buy one off the shelf, but as Myles Wakefield, CEO, Wakefields Real Estate, says, “There are so many different bodies regulating the letting and management of residential property. You need to have extremely good knowledge of all of the laws governing residential letting in this country. If the lease agreement is not fully compliant with these bodies, the landlord is on shaky ground from the start.” In addition, an experienced agent has heard it all before, so heartwrenching stories which might touch you, simply ring alarm bells for a seasoned rental agent.
demand for warehouses in the 400m2 – 800m2 range, with very limited availability. Due to the number of new developments in Midrand, Samrand, Waterfall and surrounding areas, a few second-hand commercial buildings have come onto the market, either to let or for sale. However, these properties are also moving quickly.”
What about the cost of using an agency as opposed to DIY? Charges and services vary from agency to agency, and your circumstances will dictate your choice. If you’re living far from your investment apartment, or prefer not to be involved, it may be wise to outsource all or part of the function.
In terms of the growth and yield potential of Midrand property, Renecle says that secure business parks have enjoyed good growth in rentals and sales. “While growth has been steady in the original suburbs of Midrand, at around 10% per annum, it’s in the newer developing areas such as Waterfall, where rentals achieved have been around 20% to 30% higher. Yields vary between 9% and 10,5%.”
You need a strong application form. Fill it out in detail, with the tenant’s
New apartments for Sitari Country Estate
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Apartment rental rules
itari Country Estate in Somerset West in the Western Cape has announced the release of two new apartment complexes – Waterford Place and Paradiso.
facilities that the estate will offer as well as the superb interior and aesthetic design, specifications and fittings, which take our apartments to a level not previously seen in developments in the Helderberg.
John Coetzee, executive director, Uvest Property Group (developer of Sitari Country Estate), “The rapid selling out of Waterbrook’s 55 premium apartments towards the end of last year and fast takeup rate of the 33 units in Phase 1 of Meadow Lane led us to move the release of these new apartment complexes forward. Demand from both investors and potential residents is strong, boosted by the incredible
“Hence, we decided to introduce two new apartment schemes, Waterford Place and Paradiso, both designed by our architectural partners BPAS Architecture, and they’re already selling briskly.” Waterford Place Luxury Apartments offer one-, two- and threebedroom apartments, while the Paradiso Premium Apartments offer condo-living apartments.
Where to begin
current employment situation, net income (they need to have a net income three times the rent in order to qualify), previous landlords’ details (if any), ID and proof of address. You need proof of all this, as well as any references up front. If they’re foreign, they need to provide a copy of their visa, which must not expire before the end of the proposed tenancy. The agency/landlord must then conduct a credit check. Myles says, “We use TPN – it’s the only credit bureau globally to specialise in the property industry, and as a result estate agencies, individual landlords and listed property funds use TPN to credit check their tenants.” All references must be thoroughly checked for legitimacy. If everything checks out, there’s a little more to be done to separate the wheat from the chaff.
Sectional title rules
Defaulting on rent is one thing, but disregard for house rules in a complex or gated estate is another. The tenant must be provided with a copy of the house rules before taking occupation and must read, understand and sign the copy. Attach the copy to the lease agreement. As long as this has been done, any contravention of the rules will be regarded as a breach of contract – make sure they understand that. Any fines imposed on the landlord by the body corporate can be recouped from the tenant by the landlord. “If the tenant does not remedy the breach within the given timeframe (usually 20 business days), then the landlord can proceed with the eviction process,” says Myles.
Tenant or landlord – who rules?
There’s a myth that tenants have the upper hand, but Peter Mennen of TPN Client Legal Liaison, says that’s not true. “Ultimately, a landlord who approaches the courts where a tenant illegally occupies the property will always find their eviction order is granted. But landlords often delay approaching the courts in the first place because it’s a costly and lengthy process. They try to negotiate their way out of the situation or commit an unfair practice such as disconnecting utilities or locking the tenant out in an attempt to get them to pay or vacate without having to take the legal route. This only exacerbates the legal process from the landlord’s perspective. “A well-chosen, quality tenant who has had a proper affordability assessment done and who has not undergone a major life change is unlikely to squat when the landlord cancels the lease agreement.” He says the faster you act on a defaulting tenant by sending a letter of demand and cancelling the lease agreement, the more chance you have of a favourable outcome. “Often, the first letter of demand or the first summons is enough of a jolt for the tenant to get out of the property or settle their rental.”
The last word
The most important thing is to minimise your risk by securing the best possible tenant and to consider taking out some rent guarantee insurance. Bond originator, Ooba, offers a comprehensive product called Ooba Rent Protect worth thinking about.
LAUNCH 25 MARCH
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EXCELLENT CAPITAL GROWTH & RENTAL YIELD
PLOT & PLAN OPTIONS Available from R1 750 000
SOLE MANDATE
• Exclusive signature estate in Paarl
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• GPS co-ordinates: 33° 44’ 58” S18° 59’ 13” E
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• Plot and plan options available
• Close to feeder routes: N1 & Airport
• Blue chip investment opportunity
• Fibre connectivity
• No transfer duties & fees
Contact CONTACT details: US
219 Main Road, Paarl 021 001 8994
ON SHOW DAILY: 10:00 - 17:00 Each office independently owned and operated
ROY HEMANS 083 342 9860 roy@remaxoaktree.co.za HEIN WAGNER 072 183 8623 hein@remaxoaktree.co.za www.remaxoaktree.co.za
LIFESTYLE ESTATE