Property360 - National Digital Magazine - 1 October 2021

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PROPERTY

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SMALLHOLDINGS FAIR GAME FOR PROPERTY SEEKERS

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Water is an essential element in the ownership and management of an agricultural property.

PICTURE: ERICH WESTENDARP/PIXABAY

Down on the farm Because purchasing agricultural property is trickier than buying an urban house, agents say buyers must be aware of the intricacies

BY BONNY FOURIE bronwyn.fourie@inl.co.za

B

UYING and selling of agricultural property is generally more complicated than other property transactions, which means parties need to know the ins and outs of the process – as well as what to look out for.

In addition to the usual rules that apply when it comes to due diligence and correct pricing, agents say there are some added intricacies involved.

Zoning considerations, for example, need to be taken into account, says Basil Riddle of Rawson Properties in George.

There are two types of zoning in South Africa: Agri 1 and Agri 2.

“You need to know what your rights are on the different types of zoning levels, as well as the types and sizes of infrastructure that are accepted.

“You might also have certain areas on the agricultural land that are protected, meaning certain species of fauna and flora cannot be removed.”

ADDITIONAL KNOWLEDGE Furthermore, he says farmers with a lot of vegetation need to make sure their boundaries are kept clear as far as firebreaks are concerned.

Purchasers must do their homework and be aware of, and understand, these details so that they are prepared when they go to view a property.

“Buyers who aren’t from an agricultural background need to be aware of the basics such as soil types, annual rainfall and climate for that specific geographical area; what types of crops are good for that type of climate and soil,” Riddle says.

PRICING AND DEMAND Willie Janse van Rensburg of Seeff Riversdale notes that agricultural properties are often not formally listed. However, those that are currently listing, are listing at a higher price because of the high demand. Nonetheless, sellers are accepting lower offers.

“High demand areas include the southern Cape for the safety and good infrastructure.”

Pam Golding Properties’s Clarence and Odette Collins also say that listing prices of agricultural properties are still at the high end – or at least on value. In other words, they are not cheap.

“Depending on circumstances and motivation for selling, though, sellers are willing to adjust prices accordingly.

Well-known commercial wine estates and lifestyle estates are still in demand but, depending on the property type, location, and reasons for selling, the gap between the listing and selling price varies.

“Stellenbosch remains a sought-after location, in particular the Golden Triangle, together with Banhoek and Jonkershoek,” Clarence says.

Gregg Rippon, of Pam Golding Properties in the Eastern Cape, says buyers and sellers are “always a fair distance apart with their offers”, so the challenge is to bring the two together. The difference can be as much as 30%.

In terms of demand, he says farms with irrigation are always popular. Demand has been reduced by restrictions relating to international travel and Covid and the recent unrest in KwaZulu-Natal which has

affected sentiment.

“The fact that there are no international buyers has had a significant dampening impact on the market and often sales to South Africans are dependent on neighbours purchasing their farms due to the current constrained economic environment.”

Chris Cilliers, chief executive and co-principal for Lew Geffen Sotheby’s International Realty in the Winelands, says the sale of a commercial farm is a business transaction and that, during the due diligence period, the correct price will always emerge. It just depends on how motivated the seller is.

“Lifestyle property that offers a better lifestyle at a similar price to a residential home will always be attractive and will sell when priced in line with the market.”

Although it is difficult to pinpoint the difference between listing and selling prices, she says there could be a 10% difference on lifestyle farms.

There is still an appetite for good commercial operations, with a known brand and established history, particularly if they are offered at a market-related price.

“With the favourable exchange rate for foreign investors, there is still offshore interest. There have been several sales of large commercial farms in the Winelands in the past year, despite the disruption of the pandemic.”

Cilliers says the PaarlWellington area has seen “big demand”, due to attractive pricing, while Stellenbosch is “always in demand” but carries higher price tags.

Joff van Reenen of High Street

Auctions says, ultimately, the value is relative to the market.

“Selling in the middle of a Covid pandemic will affect the value of agricultural property just as it will the rest of the real estate market. However, if you do have consistently strong production, your financials are in good order and you have good water access, the property will be in a stronger market position than others on sale in the district that aren’t on a par. It should hold value.

“Cash is king right now.

Lockdowns affect the market, as does political unrest.”

SELLER ADVICE However, Van Reenen believes that owners of agricultural property should “hang on if you can”. This is because property market investment is a long game and Covid is still going to be around for a while.

“Work the land, make sure production is strong, pay as much attention to your financials as to the maintenance of your property, and hang on because the storm is going to linger.

“But, if you can’t, get your house in order in every sense before you put the property on the market. Ensure that everything works on the property, get your books up to date, get your production records in order, and educate yourself about current market conditions.”

Cilliers says those who choose to sell now must have a good valuation carried out by a qualified valuer and then price the property competitively.

“We have a qualified valuer as part of our agricultural team and this results in much more realistic

values,” she says.

Sellers should also work with a reputable agency and an experienced farm agent and view as many properties as possible.

Janse van Rensburg says sellers who need to raise capital should consider selling their smaller title deeds with marginal agricultural potential.

Echoing Van Reenen, Odette Collins adds: “The sale process of agricultural properties can be very complex and it is advisable that sellers have all documentation at hand such as water rights, building plans, regulatory licences and approval certificates before going to market.”

BUYER ADVICE She advises buyers to familiarise themselves with the area and local by-laws and ensure that municipal and regulatory approvals are in place.

Janse van Rensburg says: “Buyers need to do their homework and research properly – especially if they are not from the area – and work with a credible agent. Important aspects include ensuring you are paying a fair price and that the property has access to water.

“An investment in a property in the Southern Cape is worthwhile as prices are increasing all the time.”

Rippon recommends buyers look to purchase in areas such as the Eastern Cape, Western Cape, and Karoo “where it is safe and preferred by many investors”.

Van Reenen says, essentially, an agricultural property has to have commercial viability – and water.

“A farm has to make money.”

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Many game and trophy farms are on the market.

PICTURE: LEON BASSON/PIXABAY

Letter from the editor AFTER hearing about a few residential building disasters recently, I reread some of Handy Mac aka Don MacAlister’s columns on Property360.co.za.

He always advocates employing contractors with qualifications, and a good track record, and who do not exploit their staff.

“By doing this you have people capable of finishing the job to an acceptable standard, while ensuring the contractor can sustain his business.”

He says the devil is in the detail and “unfortunately, too many people are looking for short cuts and going on price alone”.

“When disaster strikes, and things don’t work out, it’s considered to be the builder’s fault.

But we have to realise we should have gone with the registered, qualified and compliant guy.”

Added to that, this week the Master Builders’ Association Western Cape (MBAWC) put a spotlight on the physical dangers within the construction industry, highlighting the “unacceptably high number of accidents resulting in injuries to employees every year”.

Statistics released by the Federated Employers Mutual Assurance Company (FEM) say there were 47 844 injuries requiring medical attention in the period 2015 to 2020.

According to Deon Bester, occupational health and safety manager at MBAWC, on average, 36 people are injured on construction sites daily.

“This figure relates to employers who are insured by FEM, which means the figure could be slightly higher, considering that injuries are likely to occur in the informal construction sector as well.

“Our aim as the MBAWC is to assist all our members in reducing the daily cases of injuries, as we believe that no employee should be injured or lose their life at their place of work,” says Bester.

In order to lower the level of accidents which occur on site, employers need to ensure their workforce is constantly trained on issues relating to health and safety and, to this end, the MBAWC provides its members with the requisite training, says Bester.

Another good reason to go with a registered, qualified and compliant contractor.

Warm regards

Vivian Warby vivian.warby@inl.co.za

FIND US HERE: @property360.co.za

@property360_za

@property360.co.za

Demand for small farms outstripping supply

Semigration and working from home mean many people fancy the idea of buying agricultural property

BY BONNY FOURIE bronwyn.fourie@inl.co.za

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HE REMOTE working trend that is encouraging relocation to small towns and semigration is also increasing the appeal of farm-style living – so much so that demand for lifestyle and small farms is outweighing supply.

Prospective buyers of game farms, however, might have more luck as a number of these properties have come on to the market.

With the growth of remote working, says Basil Riddle, commercial broker and residential sales agent for Rawson Properties in George, many people with the means and desire for a lifestyle change are looking at moving away from big cities and towards farm-style living.

All they need is a stable wi-fi connection to continue working.

At the same time, they often find themselves more off the grid and self-reliant than they were in urban areas.

“The most popular requests are for smallholdings where these individuals can farm cash crops, fruit, self-sustainable crops and veggies. This can also be a source of income that complements their current income.

“As an added bonus, these people are improving their health and lifestyle by living a more natural and sustainable life. People want to get closer to nature, creating a holistic lifestyle for themselves.”

Buyers of agricultural properties, he says, are higher-income households typically in the 35-to45 age group. They are often entrepreneurs.

The type of properties they look for depends on their needs.

“I’ve come across a few people who are wanting to explore new types of crops that are in demand globally, like avocado pears, macadamia nuts and saffron.”

Riddle warns, however, that buyers need to consider the property’s water supply as this resource is becoming scarce.

“This means agricultural land with a sustainable water supply, such as boreholes, cement dams and lakes, will be in demand.”

He says sellers of these properties are either consolidating their debt, downscaling or retiring.

For some retirees, the land becomes too much to keep up and maintain and others want to move closer to their grandchildren.

There is interest in agricultural properties from international buyers, says Chris Cilliers, chief executive and co-principal for Lew Geffen Sotheby’s International Realty in the Winelands.

These buyers are particularly looking at wine and export-fruit farms. There are also buyers from farming areas such as Limpopo.

Properties currently on the market include commercial farms.

“Another factor affecting this market and industry is the fact that many of the wine farms are family-owned, often for generations, and their continuity is threatened because the younger generation is increasingly less inclined to farm or they have emigrated.”

The agency is also receiving inquiries for evaluations from owners of lifestyle farms and smallholdings, with buyers of lifestyle farms mainly from Cape Town and Gauteng, she says.

While Clarence and Odette Collins, Pam Golding Properties agriculture and commercial agents in Stellenbosch, are not seeing out-ofthe-ordinary numbers of agricultural properties coming on to the market, those that are being sold are usually on the market because of retirement, downscaling and relocation. Lifestyle farms, in particular, are being sold by retirees and owners who want to downscale.

Buyers are evenly spread between local and international, they say.

In the Eastern Cape, more game farms than usual are up for sale, says Gregg Rippon, Pam Golding Properties agent in Makhanda. This he attributes to the bursting of the breeding bubble and travel restrictions affecting the arrival of hunters in the country.

In general though, the number of agricultural property buyers has dropped, and they are mostly South African – again due to travel and quarantine restrictions. Rippon adds: “There are prospective tourism buyers waiting for the market to open up and also waiting for sellers to put their properties on the market for economic reasons.”

Joff van Reenen, director and lead auctioneer at High Street Auctions, has noticed more trophy and commercial farms coming to market.

Trophy farms are being sold mostly because Covid travel restrictions mean they no longer have earning potential, while commercial farm sales are often a result of property and business

consolidation or emigration.

“In the northern regions of the country there’s been a substantial spike in trophy properties, like game farms, coming to market. On the commercial side, across the country, we’ve dealt with few livestock farms in the past 18 months – the produce is mostly citrus and maize.”

Commercial farms with a good water supply, strong production and strong financials are being bought by other farmers. Trophy farms, however, are attracting interest from international buyers.

“A historical trophy wine farm we auctioned in the Stellenbosch region last month was sold to a European buyer and 50% of the responses we received on that auction were from international bidders on four continents.”

Van Reenen notes too that international buyers are “snapping up” game lodges in the northern provinces because, with current exchange rates, “they’re the deal of the century”.

“We’ve sold more of these, sight unseen, to international buyers in the past 18 months than in the past 11 years of business.

“In terms of commercial farms, demand is spread across the country. Although it is property dependent, the Western Cape remains extremely attractive to buyers.”

Agricultural and commercial farms are still in high demand, says Ian Badenhorst, managing director for Seeff Country and Karoo. There is also often a shortage of stock.

“The Cape agricultural areas are diverse in that the type of farming differs greatly, hence the demand differs from area to area. Overall, though, there has not really been any increase in farms listed for sale.”

In Riversdale, Seeff agri-agent Willie Janse van Rensburg hasn’t seen an increase in agricultural farm listings.

“On the contrary, we are struggling to get decent stock. There is high demand for self-sustaining farming and lifestyle properties.”

In addition to demand for commercial agricultural properties, he says, there is high demand for lifestyle and smaller farms where property owners can start their own small-scale farming operations.

“These properties are often sought by business owners who can work remotely and semigrating buyers from inland provinces.”

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 Executive Editor Property Vivian Warby vivian.warby@inl.co.za Features Writer Property Bonny Fourie bronwyn.fourie@inl.co.za Design Kim Stone kim.stone@inl.co.za

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Why buying in the Western Cape makes sense Experts say Cape Town is likely to lead the trend towards the recovery of the property market, partly thanks to people’s ability to work from wherever they like

BY BONNY FOURIE bronwyn.fourie@inl.co.za Q: WE LIVE in what is considered a luxury home – or one at the upper end of the market – and are thinking of selling it in order to downscale. We are not that positive, though, about the state of the housing market. Should we sell anyway and possibly cut our losses or will the market improve?

A: At 45.49%, the largest percentage growth in the number of formal bond grants approved for the 12 months ending August 2021, were for homes with a purchase price of more than R3 million. There’s been a further 38.7% increase in the number of formal bond grants for homes of between R2.5m and R3m.

While much of the bond activity recorded last year after the easing of lockdown restrictions in June was from first-home buyers, we are seeing that buyers at the upper end of the market are also making the most of the low interest rates.

BetterBond’s applications for the 12 months ending August 2021 show an almost 4% increase in purchase price and an increase of just over 5% in the purchase price for first-home buyers.

The FNB Property Barometer says much of the extended mortgage credit is being used to fund the middle-to-upper price segments. – Carl Coetzee, chief executive of BetterBond Q: As a landlord, I have been under financial pressure due to the state of the rental market.

I have managed to hold out but am considering

Investing in the Western Cape short-term letting market could be wise as domestic tourism improves and the digital nomad trend grows.

PICTURE: THOMAS BENNIE/UNSPLASH

selling my properties. This is not something I want to do but I feel I may have little choice.

Do I have any reason for hanging on?

A: Tenant arrears and vacant rental properties are showing signs of recovery.

If you can wait it out a little longer, the housing market (and property inflation rates) will continue to recover.

Bowing out and placing rental properties on the market could have an adverse result, especially if sales stock floods the market. – Paul Stevens, chief executive of Just Property Q: My partner and I want to invest in the Western Cape property market, particularly Cape Town. Our thoughts are to invest in rental properties in the short-term letting market, although we would consider long-term lets for professionals. Does this plan sound like one that could be successful?

A: We’re finally starting to see a glimmer of something at the end of the tunnel that points towards recovery and Cape Town is most likely to lead this charge as it has an incredible value proposition.

Particularly interesting to me is the changing working paradigm, which is set to catalyse a wave of semigration. The protagonist of this trend is the digital nomad, who is essentially an individual able to work remotely and travel or live wherever they choose, for as long as they choose.

Cape Town, which was recently listed among the “best cities for remote working”

by Big 7 Travel, has long been a favourite with digital nomads.

James Vos, mayoral committee member for economic opportunities and asset management, recently stated that targeting digital nomads will become part of Cape Town’s new international campaign.

The Western Cape provincial government has formally requested the introduction of a “remote working” visa, which will allow international visitors to stay longer and work remotely while travelling in the country.

For investors, particularly those buying in Cape Town, this means a highly attractive value proposition. I expect a full recovery in the short-stay letting market.

– Jacques van Embden, managing director at property development firm Blok Q: We are embarking on a massive DIY home make-over (with the use of perhaps a few trade professionals) but are worried about making equally massive mistakes – not just in terms of the actual work but the value-add to our property. What are the most important things we need to know or take into account?

A: To help with your project, let me debunk the five biggest home improvement beliefs: You need to go big or go home: In general, home improvements don’t give you a rand-for-rand return on investment but if you remodel key features, like the bathroom or kitchen, you can expect to increase the value of your home.

To avoid over-capitalising, do not spend more than 10% of the total value of the property on renovations.

Renovations are quick and easy: Reality TV has created the myth that you can flip a home in 48 hours with enough budget left for a major reveal but this is not the case. The best way to avoid unnecessary expenditure, both of time and money, is to choose a reputable contractor from the start.

Upgrade in line with the latest trends: If you love a particular trend, try working it into your home in a way that is easy to change. Avoid trendy permanent materials like countertops and flooring.

Buyers are typically drawn by neutral, neat homes that show signs of careful maintenance.

Swimming pools add value: Expert consensus is that pools do not add value to your home – or at least not more value than cost. Potential buyers often see pools as a liability as they are expensive to maintain and are seen as a hassle.

If you want a pool, do it because you and your family want a pool, not for the value you hope to gain.

Doing it yourself is the cheapest way to renovate: There’s a big difference between installing a shelf and remodelling a kitchen. If you run into problems or, worst of all, need to hire a professional to redo everything you’ve done, you will have wasted a lot of money. Leave the big jobs to the professionals. – Graeme Steen, chief operations officer at Kandua.com

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PICTURE: AMOS FROM STOCKPHOTOS.COM KALPRC/UNSPLASH

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PRINT ADVERTISING CAPE TOWN & GAUTENG Leigh Auret 074 991 3373 leigh@property360.co.za Shevon Philander 078 422 4925 shevon.philander@inl.co.za KZN & GAUTENG Anne Reddy 082 828 0010 anne.reddy@inl.co.za Larissa Marks 076 231 1089 larissa.marks@inl.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

RAWSON PROPERTY GROUP Cape Town Office 021 658 7100

debbie.reabow@rawsonproperties.com

www.rawson.co.za

COUNTRY & COASTAL PROPERTIES Western Cape Office 082 576 9366 Email: info@countrycoastal.co.za www.countrycoastal.co.za

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KINGSFORD ESTATE Westville, KZN Office: 087 012 5670 Email: info@kingsford.co.za www.kingsford.co.za

PixieG Estates

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

NOBLE RESORTS Cape Town 010 612 6060 sales@nobleresorts.co.za

PIXIEG ESTATES Upper Highway - KZN Contact: 083 562 3630 Email: info@pixiegestates.co.za www.pixiegestates.co.za

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

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

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

DOGON GROUP PROPERTIES Southern Suburbs, Claremont Office 021 671 0258

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

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

southernsuburbs@dogongroup.com

www.dogongroup.com

TOP ADDRESS IN HYDE PARK, JOHANNESBURG!!

STYLISH AND SPACIOUS RESIDENCE WITH SWIMMING POOL ,TENNIS COURT & MORE ONLINE LIQUIDATION AUCTION

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

In liquidation: Sandton Property Developments 2001 (Pty) Ltd. Master’s ref: G1160/2020 PETER MASKELL AUCTIONEERS VAN’S AUCTIONEERS

KZN Gauteng ONLINE BIDDING: 12:00, 10-11 086 AUGUST Office: 033 397 1190 Office 111 82672021 BID AND REGISTER: www.vansauctions.co.za Email: info@maskell.co.za www.bidlive.maskell.co.za www.vansauctions.co.za

AUCTION OF: 81, THIRD ROAD, HYDE PARK, JOHANNESBURG

www.property360.co.za Extent: ± 3000 m² Improvements: Ÿ Entrance hall, lounge, dining room with sun room & family room Ÿ 4 bedrooms Ÿ 3 bathrooms (2 en suite) Ÿ Separate toilet Ÿ 2 TV rooms, kitchen & scullery

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