Neighbourhood 29 SEPTEMBER 2019
PROPERTY & LIFESTYLE
It’s a smart plan Buying off plan has several advantages, like saving on transfer fees, choosing your own finishes, and no building stress, page 2
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PROPERTY NEWS
29 SEPTEMBER 2019
Neighbourhood
Property focus
Going off plan Modern urban and gated developments are luring buyers who benefit from convenience, customisation and cost savings by buying off plan WORDS: MIRIAM MANNAK & KIT HEATHCOCK
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THE POLOFIELDS LIFESTYLE ESTATE, WATERFALL
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ELLIPSE WATERFALL, WATERFALL CITY
With an established developer, the offplan process is less stressful than building your own home and is almost always quicker JESSICA HOFMEYR, MARKETING EXECUTIVE, CENTURY PROPERTY DEVELOPMENTS
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any property buyers prefer to purchase a new home over a second-hand property. A key drawcard is that this allows them to choose their finishes and sometimes even the entire layout and stand. Buying townhouses, homes, apartments and retirement units off plan is becoming increasingly popular. This type of property has several financial and practical advantages. “In our experience, getting ahead of the curve by buying off plan with a reputable developer, has proven to be greatly beneficial for the investor. Not only does it give you the financial benefit of locking in a price and not being subject to transfer duty, but you’re also able to select – from the available range – the finishes you prefer. From a developers’ point of view, it’s these personal touches we can provide to early buyers, which add additional value,” says John Chapman, director, Rabie. The older convention of a plot-and-plan sale means that a buyer purchases a plot, draws up plans and building quotes and applies for finance. Western Cape agency Harcourts Platinum says once finance is approved, the buyer takes
transfer of the plot and enters into a building contract with a builder. As the building progresses, the builder is paid out in stages or draws funds, either from the buyer or the bank, until the property is completed. Harcourts says the benefits of such a purchase are that buyers can build the house to a budget, with their desired finishes.
Bond The negative is that the buyer has to carry the cost of servicing a bond while the property is under construction. In addition, manage the whole process – the builder, payments, resolve unexpected issues, and carry the risk of delivery. With off-plan purchases, financial benefits include not having to pay transfer fees. Off-plan costs are also fixed, unlike when building your own house. “Building with your own contractors can cause escalating costs,” says Jessica Hofmeyr, sales, rentals, marketing and operations executive, Century Property Developments. “With an established developer, the off-plan process is less
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29 SEPTEMBER 2019
Neighbourhood
PROPERTY NEWS
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FIVE TIPS FOR BUYING OFF PLAN • Plots on low-lying land may flood during storms and plots on steep slopes result in additional excavation, piling and retention costs. • Ensure surrounding plots are also zoned for residential. You don’t want to live next to the clubhouse. • Avoid corner plots that back up on noisy main roadways. • Ensure the development has architectural height restrictions to prevent your view from being blocked by future homes. • Irregular shapes make it difficult to site a home correctly and achieve maximum use of garden space. Source: RealNet estate agency group MD Gerhard Kotzé
ON CLOSER INSPECTION • Ensure that the developer has a track record and is NHBRCapproved. • Ensure that all deposits are held by the conveyancing attorneys in their trust account and not paid to the developer. • Read the fine-print, especially the timelines and occupation dates. Most developments require a certain amount of pre-sales before the development finance kicks in. Source: Rui Magalhaes, First Wave Holdings
THE ASTER, ORANJEZICHT
stressful than building your own home and is almost always quicker.” Dealing with reputable developer members of the National Home Builders Registration Council may also trim costs. “This ensures a guarantee of three months regarding general defects, one year for roof problems, and five years for structural guarantees,” says Westbrook Property Developments MD Clifford Oosthuizen.
Apartments Off-plan apartments are popular with more South Africans chasing a lock-upand-go lifestyle in luxury developments such as Tree Tops Houghton in Joburg. Featuring a luxury penthouse, lap pool, gym, garden and entertainment area, the complex comprises one-, two- and three-bedroom apartments starting at R1,65m. Buyers can choose between a classic or platinum package for appliances, flooring, wall specifications, and other finishes. Listed developer Attacq has partnered with development company Tricolt to launch the first high-rise luxury apartments in Waterfall City – Ellipse Waterfall. Kent Gush Properties is selling this off plan. Its luxury one-bedroom and twobedroom apartments start from R1,625m for a one-bedroom unit and several duplex penthouses, which feature private rooftop gardens and heated swimming pools. Each apartment comes with modern finishes, ecofriendly features, high ceilings and high windows with Joburg skyline views. Ellipse Waterfall amenities include concierge services, 24-hour security, a business centre, a children’s game room, a library, restaurants, a gym, and a spa. Units at Bedfordview Frontier residential estate are now selling. Lifestyle, security, location, and space sum up their offering, says Rui Magalhaes, First Wave Holdings.
Compact living Cape Town, too, offers ample off-plan options. “We have off-plan apartments available at TENONQ in Sea Point and FORTY ON L in Bo-Kaap. These offer compact apartment living and shared amenities such as entertainment decks, gyms and pools. We have also recently launched an independent living building in the heart of Sea Point, EIGHTONN,
that also focusses on communal living within a bustling community,” says BLOK MD Jacques van Embden. The Aster in Oranjezicht at the foot of Table Mountain, has 21 off-plan units. The development by Horizon Capital Residential is smaller and more intimate than most. “It offers excellent security, a roof terrace, braai facilities and swimming pool,” says MD David Sedgwick. Apartments sell from R2,495m with completion due end of next year. The Winelands is also worth exploring. Pam Golding Properties’ Bosmans Club in Stellenbosch comprises 46 apartments priced from R1,4m, and two new developments are The Niche, 51 apartments from R1,5m, and Beau Vie, 18 units directly opposite the engineering faculty from R1,995m. Accommodation in this university town is always in demand, which results in good investment opportunities. “In 2015 a 70m2 two-bedroom unit in our Andringa Walk development sold for R2,85m. In 2016 such a unit fetched R3,75m,” says Louise Varga, area manager, Pam Golding Properties Stellenbosch. “The highest price achieved so far for a two-bedroom apartment resale was R4,7m.”
Townhouses There’s a healthy appetite for plotand-plan townhouses in Gauteng. Zotos Property Group reports excellent sales for developments such as Westside and Solmeri in Bryanston and Monarch on Kings, which is now fully sold out. They’ve just launched a new development of three-bedroom duplex townhouses in Bryanston called Skywood. A much sought-after townhouse development in the Western Cape is Acorn Creek Lifestyle Estate. Situated near Somerset West, this tranquil ecofriendly estate by MSP Developments was designed to harmonise with its natural surroundings. “Many people are scaling down and want the ideal lock-up-and-go scenario, knowing that if they’re away for business or a holiday, their property is safe,” says development sales manager Werner Scheffer.
Freehold Developed by Century Property Developments, Blue Hills Equestrian
Estate in Midrand takes the off-plan concept to a new level by allowing buyers to design their entire freehold home from scratch. “Each house has its own look and feel,” Hofmeyr says. “The average home is more than 1,000m2 and prospective buyers should calculate the build cost to be about R13,000/m2.” Century has recently bowed to pressure from property seekers and released some of their rental stock at The Oval, The Sheds and Waterfall Crescent developments into the property market. Current tenants will get the first option to purchase the property in which they reside. BOSMANS CLUB, STELLENBOSCH
In Port Elizabeth, the Amdec Group completed The Ridge in August, the first residential village of their Westbrook development, which includes 150 freehold homes, a medical facility, retail space, a school, business park, parklands, and cycling lanes. “Choosing to buy into an estate should be about more than just the bricks and mortar,” says Westbrook Property Developments MD Clifford Oosthuizen. The second Westbrook village, Riverdale, is now in development with off-plan sales starting soon from R1,3m.
Estates Estates such as Paardevlei Lifestyle Estate in Somerset West by Balwin and Buh-Rein in Cape Town’s northern suburbs have gained traction, particularly among off-plan buyers. MSP Developments’ Buh-Rein caters to all market segments and offers various offplan options enveloped by a sports field, family restaurant, cycling and jogging paths and an open-air gymnasium.
EIGHTONN, SEA POINT
Gauteng offers plenty off-plan estate options, including The Polofields Waterfall. Developed by Balwin, the estate’s apartments feature practical finishes, are fibre-ready, and provide a range of amenities including a lifestyle centre, yoga deck, spa, gym and outdoor cinema. La Como Lifestyle Estate and Serengeti Estates, both near Kempton Park, and The Hills Game Reserve Estate in Pretoria East, are also worth investigating. Century Property Developments’ The Hills Game Reserve Estate comprises three- and four-bedroom homes featuring staff accommodation, double garage, and garden. “Our building packages have worked extremely well as our homes typically sell within three weeks of being on the market,” says Hofmeyr.
BLUE HILLS EQUESTRIAN ESTATE, MIDRAND
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PROPERTY NEWS
29 SEPTEMBER 2019
Bit by bit What exactly is an instalment sale home loan? WORDS: ANNE SCHAUFFER
IMAGES: SHUTTERSTOCK
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inancing company Sentinel has partnered with top bond originators like ooba, to enable them to extend their range of home financing options in the Western Cape and Gauteng. They have plans to expand across South Africa.
the monthly repayment instalment, and have a deposit of at least 5% of the purchase price. The property purchased must be freehold or a sectional title property in a price range between R400,000 and R3,15m, and must be for own use.
“An instalment sale home loan is an alternative financing option which makes home ownership accessible to home buyers who do not qualify for a conventional home loan from banks,” says Rhys Dyer, CEO, ooba.
Renier Kriek, CEO, Sentinel Homes, says, “Our solution provides finance of up to 95% of the purchase price of a home. This often makes it possible for home buyers to purchase a home when they cannot pay a bigger deposit.”
Say what now?
Higher costs and more complicated?
Dyer explains, “An instalment sale home loan is based on the same principle as financing the purchase of a motor vehicle on an instalment sale agreement, where ownership fully transfers to the borrower once the final payment on the loan has been made. This financing option would suit home buyers who are unable to secure a mortgage – or a large enough mortgage – from a traditional bank, not due to lack of credit-worthiness, but due to their own unique circumstances. Those circumstances could range from being self-employed, commission earners, freelancers, foreign income earners, to expatriates and those without an established credit record.”
How do you qualify?
To qualify for an instalment sale home loan, a buyer is required to have a clear credit record, be able to afford
“The costs involved are similar to buying a property with traditional mortgage finance. The process, too, is also much like obtaining a mortgage from a bank and, if the finance application is approved, Sentinel Homes purchases the property and the buyer pays an instalment equivalent to a bond repayment. Ownership of the property passes on to the borrower when the final instalment is paid,” Dyer says. Instalment sale home loan finance is regulated by the Alienation of Land Act, which affords the borrower protection and additional safeguards, such as having the instalment sale registered against the title deed of the property concerned. “Sentinel Homes is financed by its shareholders and South African banks, which perform stringent financial checks before providing finance,” says Kriek.
Neighbourhood
29 SEPTEMBER 2019
Neighbourhood
PROPERTY NEWS
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V&A refreshes its retail experience T
he first phase of the V&A Waterfront’s R180m extension to the Victoria Wharf Shopping Centre was unveiled last week. The 10-month redevelopment has expanded the retail area with 4,000m 2 of shopping space by adding a third level. All three open balconystyle levels wrap around and overlook a ground floor promotional court. The shopping centre also now boasts a prestigious Green Buildings Council of SA (GBCSA) five-star Green Star Existing Building Performance v1 certification (EBP v1) – the highest rating for any existing shopping centre in South Africa.
The shopping centre, situated in the heart of the V&A Waterfront, attracts almost 24 million visitors every year, making it the country’s most visited destination. The centre previously achieved a four-star Existing Building award in 2015. To retain the new five-star rating, it’ll have to show that its operations and maintenance consistently achieve the same high standard over a three-year period. In addition to the five-star rating, the V&A Waterfront has amassed 16 GBCSA awards, making it one of the greenest precincts in the country. The V&A Waterfront has also recently retained its Platinum Status through the Heritage Environmental Rating Programme.
Live-work-play nodes growing in popularity A
desire to reduce both monthly costs and traffic-congested travel times while residing in conveniently situated nodes has given rise to the ongoing success of the livework-play lifestyle in South Africa. Nowhere is this more evident than in the three key hubs of Rosebank in Joburg, Cape Town’s central city, and uMhlanga, a northern suburb of Durban. Dr Andrew Golding, chief executive, Pam Golding Property group, points out, “These three prime locations all have excellent infrastructure, centrality, convenience and significant investor confidence – with a proliferation and indeed, dominance of sectional title developments. “All of these attracts a bevy of developers, investors, home buyers and renters with the latter including the career-minded and trendy, or those who simply seek a convenient and strategically located base from which to enjoy their lifestyle.”
In terms of trends in KwaZulu-Natal, Gordon explains, “Capitalising on the relocation of the airport to the North Coast and on the back of the phenomenal growth experienced in this region, uMhlanga Rocks and uMhlanga New Town Centre have registered the strongest sales in recent years. This is not surprising as this area incorporates a new node with the most growth potential, with new developments coming onto the market as it has become established as a new business and residential hub on KwaZuluNatal’s burgeoning North Coast.” In the Western Cape, the Cape Town Central City Improvement District’s (CCID) State of Cape Town Central City Report (2018) shows that most of the central city residents live
within 5km of their work while enjoying the plethora of attractions and activities in what is increasingly becoming a 24/7 urban hub. Says Basil Moraitis, Pam Golding Properties area manager, Cape Town City Bowl, “A proliferation of sectional title units, many of which are in mixeduse developments, is in line with the growing popularity of lock-up-and-go living. Most of these new developments do not require transfer fees, making them appealing to first-time buyers.” The CCID’s report shows that 42% of sectional title property buyers are between the ages of 36 and 49 years. Of residents questioned by the CCID about their reason for living in the city centre, 63% said they wanted to live close to their workplace.
Conveniently located close to major roads and highways, with shops, numerous eateries, schools, hotels, art galleries and offices, Rosebank in Joburg has changed significantly in recent years with a number of new developments and redevelopments taking place, spurred on by the Gautrain Station which has made commuting a great deal easier. Kayte Denham, Pam Golding Properties area specialist, Rosebank, says, “Rosebank is a vibrant, trendy mix, incorporating both old and newly-built apartment buildings, with old commercial buildings converted to chic, modern apartments which compete for existing older stock for space and value. Although the old apartments are much more affordable compared to the new builds, they
don’t have the luxury finishes and amenities new developments offer. “The Rosebank skyline continues to be characterised by cranes as developments are ongoing. This is all within a well-planned and integrated urban framework to include green belts, pedestrian walkways and potential cycle routes. Importantly, Rosebank retains a particularly South African vibe and appeals to younger buyers and tenants looking for the live-work-play lifestyle.” Unlike Sandton CBD, Rosebank has more residential properties as well as improved options for lifestyle. In fact, Rosebank is set to almost double the number of sectional title properties when all its new developments come to market.
Says Sandra Gordon, Pam Golding Properties senior research analyst, “There’s a large percentage of new homeowners in all three areas, which is probably largely attributable to a flurry of new developments coming onto the market as people increasingly opt for the convenience and appeal of a live-work-play lifestyle, particularly in these well-positioned hubs.”
Repo decision ‘disappointing’
T
he Reserve Bank Monetary Policy Committee’s (MPC) decision to keep the repo rate unchanged at 6,5% (mortgage rate at 10%) is disappointing, says Samuel Seeff, chairman of the Seeff Property Group who again called for bold action to stimulate the economy and property market. “We have only had one 25bps rate cut this year (in July) and it’s simply not enough,” he says. “There’s ample support for a further rate cut. The second quarter GDP growth of 3.1% was better than expected and inflation,
despite slightly up to 4.3% in August, remains fairly benign and well within the bank’s target range of 3% to 6%. “The broader macro-environment has also seen the US Fed cut the interest rate. This follows the bold move by the European Central Bank to reduce its rate to minus 0.5% as part of a package of monetary policy stimulation. Simply put, a bold rate cut fuels economic activity as it makes it cheaper for businesses and consumers to borrow,” Seeff says. The SA economy is struggling, and sentiment and lack of political
confidence in the market remains worryingly low. Seeff says a cut in the interest rate would assist, especially since business confidence is at its lowest point in 20 years. He continues that, while FNB has hinted at some stability returning to the property market as it adapts to the post-election reality and there are pockets of excellence with some areas faring above the market averages, the overall story remains that of a flat real estate market when compared to the prior three years. Renting also appears to be the
preferred option for those holding out on purchasing.
the mortgage lending growth rate outpaced house price growth.
The national house price, while up marginally to 3.5% by midyear, remains below the CPI and is expected to remain in this range, possibly only picking up mildly to around 4% next year.
“After a fairly slow winter, agents are more positive with the onset of the summer months which is traditionally busier for most areas. We hope that buyers will now start taking advantage of the favourable market conditions.
For buyers, it remains a good time to get into the market. Bank lending rates continue trending upwards, says Seeff.
“If you’re selling and your property is not attracting offers, you may want to chat to your agent to revise your price to ensure that your property is competitively priced in this market,” Seeff concludes.
FNB for example recently reported that for the first time since mid-2011
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