Property360 - National Digital Magazine - 11 March 2022

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PROPERTY

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WILL OUR LOCAL PROPERTY MARKET BE IMPACTED? PAGE 3

PICTURES: CRISTIAN BENAVIDES, DAVID UNDERLAND/PEXELS

THE WAR IN UKRANE

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‘First you must dream’ How a young property investor from Tafelsig is bringing hope to the Cape Flats with dedication, determination and discipline

D

DARREN Francis is using his success in the property market to help people in his community.

ARREN FRANCIS recently won not only the Investor for Change award at the SA Property Investors Network but received a standing ovation as he was named Investor of the Year.

The annual awards ceremony brings together property investors, financiers and professionals to celebrate those who have put together deals that uplift suburbs, communities and cities.

Paul Stevens, head of Just Property, one of the main sponsors of the award, says: “We believe in creating wealth through property and this is exactly what Francis does – not only for himself but for people in his community too.”

From the first dilapidated property which Francis rebuilt, renovated and turned into a multi-let property, he has been bringing jobs and hope to the Cape Flats. This is how he did it.

When did you start investing in property?

The journey truly began in 2009 when, at the age of 27, I read a book written by Jason Lee called Making Money out of Property. I was gripped within the first five pages and began researching, talking to people and looking at property trends. I decided to focus on residential property for the first three years but I had no idea of the journey and growth ahead of me. Ten years later, I sold my first investment property.

What made you choose property?

I have tried forex trading and

started photography, PR and other businesses, but property has been more consistent in terms of growth.

The strategy I employ is simple and I play in a market that is not focused on the big players. The return on investment on almost every investment since 2019 has been very satisfying.

To date, we have flipped six homes, are registering a vacant erf and have one rental property in our portfolio.

Tell us about the first property It was a complete and utter wreck.

You could stand at the front door and look through the walls. There were holes in the walls where there’d been copper pipes and the window frames were being removed when I bought it.

The only thing that was intact was the roof – but I could see the potential in the property.

Many months later, with tears, sweat and stress, it was transformed into the property I knew it would be.

Every project since has been similar – of the six, five required a full gut and replacement, from the toilet bowls to the ceilings. In the last property, we replaced the ceilings and the wiring.

What challenges did you encounter?

Dealing with inefficient workers/ contractors and a shortage of materials were very challenging, but we used creative strategies to ensure we limited our risk.

The teams I use now are based on those early lessons; we operate

much more smoothly and work 50% faster.

What is your vision?

I come from a poor background and, growing up in Tafelsig, I wanted to do good as well as make something of myself.

After flipping my first property, I visited my mother and she sent me to shop for her. I looked at the young people sitting idle on the corners and it dawned on me that I could make a change – through my investments, I could employ people and, hopefully, change their circumstances.

I dropped my mom’s goods off and told her, “This property thing is bigger than me – the purpose of my journey is bigger than me making money.”

My vision was first to secure cash for growth but I always knew this strategy would change once we reached our desired level. That time has come now.

We want to grow our share of the rental market in 2022 by offering quality, affordable accommodation with excellent services for the people of the Cape Flats and surrounds.

What is your new strategy?

We are working on something that could feed many families for months, while creating jobs in these areas.

Money isn’t our main focus; we want to create jobs and living spaces our people can be proud of.

We are working on, and adapting to, our new tenant strategy – to look for tenants who are trustworthy and treat them well.

What area do you focus on?

I focus on Mitchells Plain. Not many people would think of investing there but Mitchells Plain has always been close to my heart. Analysts and other investors always look at the big markets, like the Atlantic Seaboard, but ignore areas like Mitchells Plain and Khayelitsha.

That was my opportunity. I watched the market and it went in the direction I believed it would. Billions of rand leave these areas but very little investment is made there. We are looking at changing that. There is room for big investment in Mitchells Plain and we hope to secure partners to create opportunities for our people while creating significant returns on investments.

What advice do you have for youngsters who want to become property investors?

Dream! Then follow the dream with dedication, determination and discipline. Don’t be afraid to fail. Failure is part of the journey to success. Make sure you have sound financial goals and live by them. Then get the right education to assist you.

What does winning these awards mean to you?

I’m looking forward to the training I’ll be getting from Just Property.

Trying to change the lives of many requires building relationships with experts in their fields. We are looking at using our relationship with Just Property to ensure our future growth.

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The war in Ukraine’s effect on commercial property could be significant.

PICTURE: MIKITA YO/UNSPLASH

Letter from the editor Having a chat with one of the country’s top local manufacturers, I realised just how hard hit many businesses are from recent events.

A pandemic followed by a war

Potential impact of war

is not good for anyone, he said, speaking to me in the same week we saw rising petrol prices and watched Russia invade Ukraine.

The war may seem far away, but the man, whose business operates from prime commercial property, said he was already feeling the pinch. “It’s hard to be in business and cope right now.

Economist considers what the crisis in Ukraine could mean for South Africa’s property sectors

We are haemorrhaging cash.”

He’s not alone. The slight glimmer of hope seen as we emerged from stringent anti-Covid restrictions may very well go out if the realities of war, and an ailing world economy, spread.

While it may seem like a picture of doom and gloom I was encouraged to watch how this man was hustling to stay relevant and to make his products affordable to a consumer whose purse strings already have little room to manoeuvre.

John Loos, an FNB economist, says we are safe right now, but if the war is prolonged, we could all be hit, and this will have a ripple effect on all property sectors, including commercial and residential.

I draw courage, however, from what we have survived in the past two years, and the resilience and creativity we have shown.

If anything the human spirit is far stronger than we can even fathom and has risen above the harshness of world events.

So too, is the spirit of the property sector, itself having surfed a tsunami to return as positive as always.

Remembering what this sector has survived should give us courage, come what may.

Warm regards

Vivian Warby vivian.warby@inl.co.za

FIND US HERE: @property360.co.za @iolproperty

@property360_za

@property360.co.za

BY JOHN LOOS

I

T IS TOO early to say how the Russia-Ukraine war will affect the local property market but it is unlikely to escape unscathed.

This is so, particularly if it carries on for some time, and depending on the effect of global sanctions, boycotts and the reaction to them.

The main potential impact points are via upward pressure on cap and vacancy rates, downward pressure on rentals and thus property incomes, as well as possible additional upward pressure on operating costs.

Added to this is an inflationary impact of some magnitude which, in turn, heightens upside risk to both short and long-term interest rates, along with potential downward pressure on global economic growth.

However, there are some obvious potential impact points on the domestic property market.

First, the conflict appears likely to add to already troublesome global inflationary pressures, notably energy prices.

Potential energy-supply disruptions in the region, in part as a result of the conflict but also due to potential sanctions and boycotts against Russia, a key oil and gas producer, have seen energy prices rising significantly.

The recent Brent Crude price levels are approximately 124% above the end of 2020 levels and, in South Africa, petrol prices have already been skyrocketing.

Coupled with this, the escalation of sanctions and boycotts against Russia and some allies, and potential retaliation, could exacerbate broader supply-chain disruptions globally, which could be inflationary.

Domestic agricultural economist Wandile Sihlobo sees potential food price inflation, because Ukraine is a key agriculture producer. He points to maize, wheat, soybean and sunflower oil prices being significantly up from a year ago.

An inflationary effect on local food and petrol prices, as well as a possibly more widespread inflation impact from general global inflationary pressures, is probably

a negative, not only eating into consumer incomes, but also because of greater upside risk to interest rates, given the South African Reserve Bank’s inflation target.

So, what then are the potential impact points for the domestic commercial property sector should such an economic scenario play out?

C A P I TA L I S AT I O N R AT E S Given the partial link between short-term interest rates and long bond yields, on one hand, and property capitalisation rates on the other, some negativity around inflation prospects as a result of the Russia-Ukraine conflict has led to some sell-off of South African government bonds. The average yield for 10-year bonds had risen from 9.26% as at February 25 to 9.665% as of March 4.

While this is not a major sell-off in bonds, it does suggest that the crisis will exert upward pressure on local property capitalisation rates, and so be a negative for property valuations.

V A C A N C Y R AT E S After rising average vacancy rates in all three major commercial property markets – industrial, retail and office – in recently years, the FNB Property Broker Surveys late last year were pointing towards a possible stabilisation in retail and office vacancy rates and a decline in industrial property vacancy rates.

South Africa’s economic situation is fragile, however, so any major global recessionary impact on the domestic economy could easily see vacancy rates rising once more.

While industrial property may weather an economic storm of moderate proportions, the fragile retail and office sectors, challenged by increasing online retail and remote working, could see renewed weakness that could return them to rising vacancy rates and further downward pressure on rents.

All three sectors could see economic pressures greater than would have been the case without the Russia-Ukraine war.

Industrial property’s link to the global economy is strong via warehousing and logistics space for imports and exports, as well as the local manufacturing sector’s strong trade links to the rest of the world.

The retail sector’s links to the global economy are more indirect, with rand weakness and higher global inflation partially bringing imported inflation into consumer goods prices, notably for food and petrol.

Apart from higher inflation eating into consumer incomes, rising interest rates lift the cost of servicing debt, further eating into incomes. The war could potentially add to these pressures.

The office market is arguably the least directly exposed to the potential impact of the war, although it does house certain tenants who trade with the world.

However, its potential impact is more indirect, via the slowing economy affecting the number of office jobs, in turn exerting pressure on office space demand.

Higher interest rates, too, would exert additional pressure on both the landlord and tenant populations.

P R O P E R T Y V A L U AT I O N S It is too early to tell if the magnitude of the potential economic and interest rate impact will be sufficient to delay the expected return in the All Property Average Capital Value (MSCI data) to positive nominal growth this year. The negative impact of the war will be pushing against the lagged positive impact of a normalisation in economic activity, and some economic recovery, following the deep 2020 lockdown recession.

Can the impact extend as far as property operating costs?

The indirect impact could conceivably indirectly impact operating costs, via the inflationary impact feeding through to service provider costs. l Excerpts from an opinion piece by John Loos. Loos is a property strategist at FNB Commercial Property Finance.

THE POTENTIAL RESIDENTIAL RENTAL MARKET IMPACT MILD additional upward pressure on interest rates, over and above what would have been the case in the absence of war, could see additional impetus provided to the expected rental market recovery. We have expected that the rental market will strengthen as interest rates rise, with the economy and tenant payment performance both recovering after the hard lockdowns, and a greater group of potential home buyers postponing their purchases to remain in the rental market while rates rise.

But, for this to continue, the negative economic impact of rising interest rates, and any additional Ukraine impact, must be mild at worst.

Too big an inflationary and interest rate impact exerts financial pressure on tenants, and then all bets of recovery in this market are off. It’s a fine balance. – John Loos

VULTURE INVESTORS CIRCLE RUSSIAN ASSETS AS SANCTIONS TIGHTEN IN THE world of the ultra-rich, phones are lighting up about purchasing – at potentially bargain levels – assets of Russians in the UK at risk from sanctions. Bloomberg reports that opportunistic investors and estate agents are asking: “Who’s selling and for how much?”

The inquiries, coming as Russia’s invasion of Ukraine is two weeks old, highlight the fast-moving nature of a geopolitical crisis that has seen Russian President Vladimir Putin’s country choked off from global financial systems and has erased billions from the fortunes of Russia’s wealthiest elites.

The assets facing the sharpest scrutiny from government leaders are Russian oligarchs’ real estate, private jets and yachts.

The UK has become a hot spot for rich Russians in recent years, with many lured to London by its abundance of luxury properties as well as private hospitals and schools.

Popular areas include Eaton Square in Belgravia – sometimes called “Red Square” – and St George’s Hill in Surrey, where homes are priced at more than £10 million (about R200m).

Now some Russian owners of London properties are struggling to refinance their mortgages, according to a person familiar with the matter. Banks are concerned about their exposure to Russian individuals and refusing to lend, forcing the owners to consider selling, said the person, who asked not to be identified, citing confidentiality agreements.

Bloomberg also reported that UK government reforms this week focused on lifting the veil of secrecy around corrupt real estate ownership. These are the first steps toward potentially seizing assets.

Properties in London have proved a convenient and safe place to stash Russian fortunes. Hereon, anonymous foreign beneficiaries of UK real estate will face restrictions on selling if they hide behind shell companies. Whether these changes lead to a sudden outbreak of transparency in the property sector remains to be seen. – Bloomberg

DISCLAIMER: The publisher and editor of this magazine give no warranties, guarantees or assurances and make no representations regarding any goods or services advertised within this edition. Copyright ANA Publishing. All rights reserved. No portion of this publication may be reproduced in any form without prior written consent from ANA Publishing. The publishers are not responsible for any unsolicited material.

Publisher Vasantha Angamuthu vasantha@africannewsagency.com Executive Editor Property and Environment Vivian Warby vivian.warby@inl.co.za Features Writer Bonny Fourie bronwyn.fourie@inl.co.za Design Kim Stone kim.stone@inl.co.za

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P R O P E R T Y

N E W S

Court victory for some life partners on inheritance

G SOMETIMES the home you see in a sales pitch does not look the same in real life.

PICTURE: R-ARCHITECTURE/UNSPLASH

Kiss a few frogs to find your property prince THE PROPERTY listings seen on portals are sales tools – they’re designed to show off the very best a property has to offer.

David Jacobs, Gauteng regional manager for the Rawson Property Group, tells buyers not to be disheartened when homes aren’t as picture perfect in real life.

“Every property has flaws. You may have to kiss a few frogs to find your property prince.”

It’s equally important to keep a cool head when a property is even more gorgeous than it looked in the pictures.

“It’s easy to fall so in love with a beautiful

home that you’re willing to overlook all kinds of underlying issues,” says Jacobs.

“If you want to avoid buyer’s regret, don’t let your heart trick your head into making hasty decisions. Be ready to move quickly when you find ‘the one’, but don’t cut corners on your must-have list or skip essential steps, such as home inspections.

“Buying a property is a long-term commitment – do whatever it takes to be 100% sure it’s the right move for you.” l To find your dream home go to www. iolproperty.co.za

ENERALLY, where life partners are not married, there is a problem if one dies without naming the other as a beneficiary in their will.

In the Intestate Succession Act and Maintenance of Surviving Spouses Act, a spouse is automatically acknowledged in certain claims but not an unmarried life partner.

Late in December, in a victory for the right to inherit from an unmarried life partner, the Constitutional Court confirmed that certain sections of the act are unconstitutional, writes legal firm STBB. The ruling follows the outcome of an action in the Western Cape High Court, instituted by STBB’s Cape Town litigation team, on behalf of the fiancée of a man who died before they

could get married.

The couple had planned to start a family and open a business together but the fiancée was not mentioned in the man’s will. He had left his entire estate to his mother, who had died in 2013. At the time, the fiancée’s claim against the estate as “a surviving spouse” was rejected by the executors because she was not a “spouse”.

Legal firm STBB’s argument that the Intestate Succession Act should be amended to include, alongside the word “spouse”, also the words, “or a partner in a permanent oppositesex life partnership in which the partners had undertaken reciprocal duties of support and had been committed to marrying each other”, was accepted by the Western Cape High Court and has been confirmed by the Concourt.

COURTS have confirmed that life partners can inherit in certain circumstances. PICTURE: ADAM WINGER/UNSPLASH

TWO COMMON MISTAKES MADE BY SELLERS

IF YOUR home lingers on the market, potential buyers may think there is something wrong with it. PICTURE: R-ARCHITECTURE/UNSPLASH

PROPERTY transactions are lengthy and convoluted processes with many potential pitfalls.

In a strong seller’s market, one or two small mistakes are unlikely to be an issue, however, more serious omissions or errors can put a spanner in the works and, in a tougher market, even small errors can prove costly.

This is according to Cobus Odendaal, chief executive of Lew Geffen Sotheby’s International Realty in Johannesburg and Randburg. He says, regardless of market conditions, selling what is probably your largest investment is a big decision and it’s important to get it right.

“Our homes are not only financial investments but they are also the haven where we raise our families, celebrate important

milestones and create memories.

It is understandable that sellers have strong emotional attachments but it’s important to put aside sentiment and make this sale one of your smartest business moves.

“Sellers must remember, these days, buyers are not only spoilt for choice, they are also more knowledgeable than before, so you should pull out all the stops to ensure your home doesn’t languish on the market for too long.”

While he gives a substantial list of common – and avoidable – errors buyers make, here are two to note: Overpricing your home Listing your home for the highest possible price may seem like the sensible thing to do, because you expect buyers to negotiate it down, but unfortunately it doesn’t work

that way. An accurate evaluation is always the best evaluation.

It is critical to price your home correctly from the beginning because when buyers have as much choice as they currently do, they look for value for money and will usually opt for a similar home at a better price.

A potential buyer will not make an offer if they fall hopelessly short of your expected price.

In addition, if your home spends too long on the market, potential buyers will begin to wonder what is wrong with it.

Underestimating the costs involved These can mount up fast and it’s important to know what you’re in for up front. Over and above the cost of sprucing up your home to get it ready to sell, you must factor in costs such as compliance certificates and repairs to achieve compliance; conveyancer’s fees and municipal clearance.

PICTURE: JOSH HILD/UNSPLASH

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National Listings T O A D V E RT I S E I N K WA Z U L U - N ATA L Sherine Budhram

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LESLEY 061 439 8225

YOUR TICKE T TO STATION HOUSE

Blend of functionality interiors with stunning design & decor. On the border of Fresnaye, Sea Point & a stone’s throw from beachfront. VAT Incl. - No Transfer Duty

LESLEY RENSBURG 061 439 8225

Rentals 021 433 2580 A visionary company with decades of experience

THE CLIFFOR D

S E A P O IN T - R 3.65 MI LLI ON

Web Ref: RL11935

EXCLUSIVE LIVING

This 1 bedroom unit offers a range of beautifully appointed open-plan accommodation with your own private balcony. VAT Incl. - No Transfer Duty

SERRYN 082 770 7680

JAMES 082 485 2702

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ATTENTION INVESTORS & FIRST-TIME BUYERS!!

56 UNITS IN UPMARKET COMPLEX IN RIVONIA, JOHANNESBURG

Deceased Estate: AJ Bosch as share holder of owner

ONLINE BIDDING OPENS: 12:00 ON TUESDAY, 29 MARCH 2022 ONLINE BIDDING CLOSES: 12:00 ON WEDNESDAY, 30 MARCH 2022

AUCTION OF: 56 UNITS IN SLEEPY GABLES COMPLEX, RIVONIA, JOHANNESBURG 56 Units offered as follows: Ÿ Individually Ÿ Grouped per block (3 blocks) Ÿ All units together as one lot Description of units: Ÿ 2 bedrooms, 2 bathrooms Ÿ Open plan kitchen & living area Ÿ 1 undercover parking per unit Ÿ Sizes: 85m² - 117m² Potential gross annual rental income: ± R 5,900,000.00

WEB22/0008

Auctioneers Note: Brilliant opportunity for investors and first time buyers!!

Prime location in established area of Johannesburg

R50,000 registration fee, 10% Deposit & buyer’s commission: Bidders to register & supply proof of identity and residence.

Regulations to Consumer Protection Act: www.vansauctions.co.za, Rules of Auction to be viewed at 36 Gemsbok Street, Koedoespoort Industrial, Pretoria. Tel 086 111 8267 | Auctioneer: Martin Pretorius

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HOME LOANS

Now is the time to find out how much you qualify for as the repo rate is at a record low.

Celestine is always available to take your call and guide you through the process from application through to registration.

She will pre-qualify you for a home loan before you start house hunting.

A pre-approval is very useful when house hunting as it helps the agent narrow down which properties to show you and not waste unnecessary time.

Complete one application and she will apply to all 4 major banks and negotiate the best interest rate on your behalf.

Call her for quick and efficient service Please feel free to contact Celestine at any time on 084 559 1786 | celestine@property360.co.za

www.property360.co.za

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A G E N T S ’ D I R E C T O R Y

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PROPERTY

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DOGON GROUP PROPERTIES Atlantic Seaboard Office 021 433 2580 thekings@dogongroup.com www.dogongroup.com

RHONDA RAAD PROPERTIES Cape Town Office 082 448 7795 Email: rrpsales@mweb.co.za www.rhondaraadproperties.co.za

SHELLEY RESIDENTIAL KZN Office 082 412 4463 Email: hello@shelley.co.za www.shelley.co.za

DOGON GROUP RENTALS Sea Point Office 021 433 2580 enquiries@dogongroup.com www.dogongroup.com

THE WOODLAND Umhlanga Office 081 281 3960 Email: info@woodland.co.za www.woodland.co.za

BALWIN PROPERTIES Ballito Office 084 788 1020 Email: michelle@balwin.co.za www.balwin.co.za

DOGON GROUP PROPERTIES Southern Suburbs, Claremont Office 021 671 0258

PETER MASKELL AUCTIONEERS KZN Office: 033 397 1190 Email: info@maskell.co.za www.bidlive.maskell.co.za

NOBLE RESORTS CAPE TOWN 010 612 6060 sales@nobleresorts.co.za www.nobleresorts.co.za

VAN’S AUCTIONEERS Gauteng Office 086 111 8267 www.vansauctions.co.za

WIDENHAM RETIREMENT VILLAGE South Coast, KZN 066 306 0669 / 066 306 0612 www.hibiscusrv.co.za

southernsuburbs@dogongroup.com

www.dogongroup.com

DOGON GROUP PROPERTIES Western Seaboard Office: 021 556 5600 or 021 433 2580 enquiries@dogongroup.com www.dogongroup.com

www.property360.co.za

www.widenhamretirementvillage.co.za

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Advertising Sales queries: Charl Reineke | charl.reineke@inl.co.za

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