Business Day HomeFront 26 January 2018

HOMEFRONT 13 OCTOBER 2016 WWW.BDLIVE.CO.ZA 26 JANUARY 2018 WWW.BUSINESSLIVE.CO.ZA

MUST READ

Singita Sweni: safari trendsetter PAGE 2

'Flipping'for profit tapers off PAGE 18

Inner city mixeduse student hub PAGE 22

Forecast: 2018 a buyers' market PAGE 24

Water-smart residential demand As SA’s home buyers look for more water-efficient stock to invest in, developers are rethinking new build designs or retrofitting old ones with sustainable features

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Choose a #RealPartner

PAGE 9

We’re Real about Real Estate

HOMEFRONT BUSHVELD DESTINATION

Organic chemistry Singita Sweni’s dynamic new design highlights its spectacular secluded location and the evolution of its rich décor WORDS: JULIA FREEMANTLE :: PHOTOS: JULIA FREEMANTLE AND SUPPLIED

I

t is hard to discuss the Singita experience in silos – the elements of the brand, from safari destination to food and décor, are so closely interwoven that they create a seamless overall enterprise.

A strong ethos of collaboration encourages an exchange of ideas, with the ultimate goal being to convey the strong sense of the importance of community and conservation as well as a highly curated and immersive experience.

This is down to a clear vision and excellent execution — by the behindthe-scenes teams as well as front of house.

WORLD CLASS Nowhere is their visionary approach more apparent though than in the lodge spaces, which are reassessed and updated every few years to ensure the offering is always commensurate with a world-class luxury safari destination.

The recent overhaul of Singita Sweni lodge in the Kruger Park comprised a renovation and rethinking of its décor aesthetic by Gapp

Architects and Cape Town interiors studio Cecile & Boyd — the results proving just how ahead of the curve they are.

On the renovation front, the main Sweni lodge was opened up, a new bar area and a glass-enclosed winter lounge added, as well as a firepit deck that extends the living areas out on to and over the river. A new family pool suite was built. The comprehensive extension has elevated the offering to another level.

BOLD The company’s design partner for more than two decades, Cecile & Boyd had a mission to create a new kind of African beauty indoors — bold and brave.

“We wanted to do something joyful with Sweni. Africa’s beauty is expressed in so many ways, but we wanted a new language for it,” says Geordi de Sousa Costa, one of the partners at the firm, and the lead designer on the project.

To do this, the team took a much closer look at the site for inspiration. While the colours and textures of its surroundings have always informed the lodge design, their project focus was on

HOMEFRONT DÉCOR Q&A WITH DE SOUSA COSTA There’s a retro feel throughout the scheme — tell us about that.

Yes, we looked to the 1960s and 1970s for inspiration – and you’ll find it in the use of pattern and colour, the extreme nature of the textures and a craft focus in the textiles and decorative pieces.

What was the biggest change made to Sweni on a design level?

Sweni’s identity has just been dressed up a little more than before. The original palette was dark and rich and we kept this richness, but lightened it up slightly and added sparkle and intensity through the use of colour and materials.

How do you create a statement space without detracting from the setting?

While there is a lot of detail, the intricate and rich layering is done with a modern simplicity that finds a balance between nature and human interaction. The interiors were designed to delight and entertain without taking hostage of the main event, which is nature. the hidden and unsung beauty of the smaller creatures of the bush. “The goal on safari is often the Big Five, but this time we wanted to champion the beauty of the creatures you don’t always notice,” says De Sousa Costa.

INSPIRATION A beetle’s shell, the geometric pattern on a chameleon, the impossible iridescence on the underside of a bird’s wing: these textures, colours and patterns provided rich visual inspiration for the new-look Sweni and an unexpected palette for a bush lodge, which includes teal, pink, tan, emerald and turquoise.

Together they achieve one of the team’s goals: introducing an element of surprise to the design, a nod to the tucked-away nature of the lodge.

INTRIGUING In tandem with an intriguing mix of textures – matte terracotta tiles, intricately veined mocha marble, coloured glass and glamorous metallics – these hues create the effect of a jewel box.

Being smaller and more PRODUCED BY BLACKSTAR PROPERTY PUBLISHING Unit G4, Old Castle Brewery, 6 Beach Road, Woodstock, 7925 021 447 7130

A EDITORIAL TEAM Editor: Kim Maxwell Designer: Samantha Durand

intimate than its sister lodge Lebombo up the road, and obscured from view by the vegetation, Sweni is something of a hidden gem in itself. The redesign plays up these features beautifully.

The genius of it is that while it’s luxurious, it never feels intimidating. “As Sweni is small and intimate, it could ‘take on’ a more dramatic and decorative interior with ease,” says De Sousa Costa.

The use of a fairly organic textural mix, inspired by midcentury modern style, gives it an organic, natural and approachable feel – not stuffy or overly smart, but rather comfortable and cool.

“We wanted to do something joyful with Sweni. Africa’s beauty is expressed in so many ways, but we wanted a new language for it”

BALANCE

collaboration between all design parts – food, décor, landscaping,” says De Sousa Costa. “We try to create a holistic product and experience for the guest. We form the original design concept and then the various design elements flow from there.”

Letting things flow and feel natural is perhaps the biggest masterstroke made by the team behind Sweni’s new incarnation – and one that gives it its effortless appeal.

This easy-going approach extends further than the physical, too: always finding a delicate balance between luxury and ease, the seamless and warm service from staff is never cloying.

While the food is sophisticated, it is fresh and unpretentious.

Consulting chef Liam Tomlin recreated the menu and his touch is evident in the elegance of the dishes and focus on flavour.

“There is a conscious

Geordi de Sousa Costa, lead project designer, Cecile & Boyd

PUBLICATION

Managing Editor/Copy Editor: Michael van Olst Production: Joanne Le Roux Content Business Manager: Catherine Davis

ADVERTISING SALES Michèle Jones Susan Erwee

michele.jones@thecreativegroup.info susan.erwee@thecreativegroup.info

084 246 8105 083 556 9848

WESTERN CAPE Southern Peninsula 021 783 4222 / AtlanticSeaboard 021 439 7415 / Southern Suburbs 021 673 4200

Bantry Bay / R50 million

Ref# AS1258939

Bedrooms 5 / Bathrooms 3 / Garges 3 / Recently completed spacious residence with stunning views combining the flow of contemporary Atlantic Seaboard design with a touch of classic elegance. Versatile accommodation including a self-contained flatlet. Entertainment patios and braai area, together with pool, sunken gazebo and water feature. Large rooftop garden/entertainment area. Attractive front garden plus gated, secure back garden ideal for young children and pets.

Jackie Rosenberg 083 414 6600 / Janice Toay 082 770 1510

Camps Bay / R36 million

Ref# BAY1339487

Claremont Upper / R22.995 million

Ref# KW1342202

Bedrooms 4 / Bathrooms 5.5 / Garages 3 / Exquisite family villa in the desirable wind-protected Glen, combining aesthetics with functionality. Enjoy ocean and mountain views from the verandah. Garden with 14m lap pool and Jacuzzi.. A main bedroom makes for sweet dreams and cosy Sunday mornings.

A well-designed space for all members of the family.

Bedrooms 4 / Bathrooms 4 / Garages 2 / Graceful heritage home with heart on large grounds.

Located in a quiet cul-de-sac on a level treed 1 507 m² garden with pool, this character home in the Herbert Baker-style is warm, safe and secure for you and yours. With spacious proportioned reception rooms and beautiful bedrooms, this makes for a happy family home.

Barbara Rogers 082 889 0140 /Karin Coetzee 082 887 4311

Myrna Duveen 082 443 8417 / Christiaan Steytler 082 658 0071

CAPE WHALE COAST Arabella: 028 284 9385 • Betty’s Bay: 028 272 9145 • Hermanus: 028 312 1110 Kleinmond: 028 271 3423 • Onrus: 028 316 3390 • Pringle Bay: 028 273 8326

Onrus / R3.99 million

I am Onrus

Bedrooms 5 / Bathrooms 3 / Parkings 4 Farmhouse jewel in quiet cul-de-sac. Wraparound undercover stoep makes this an entertainer’s dream. Character and charm in the heart of Onrus..

Ref# ON1312698 Sandra Boshoff 082 873 0166

Ref# ON1350483

Ref# HF1354052

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Onrus / R6.579 million

Hermanus / R12 million

Hermanus / R7.2 million

Bedrooms 2 / Bathrooms 2 / Garages 2 Exclusive mandate.

Country lifestyle living close to town. Immaculate home on 3 000 m² plot situated in an estate bordering the Onrus River.

Bedrooms 3 / Bathrooms 3 / Garages 2 Magnificent new release in Fernkloof Estate. Immaculate home with upmarket finishes with the emphasis on outdoor living.

Bedrooms 3 / Bathrooms 3 / Garage 2 Enjoy a secluded lifestyle in this private garden setting with views of the mountain. Relaxed openplan indoor/outdoor living. Beautifully established and well-appointed.

Klaradyn Stemmet 082 826 0969

Heather Kleynhans 083 285 2777

Rose-Marie Marais 082 877 6160 / Sue Ralph 082 892 8772

Ref# KN1353440

Ref# KN1337734

Ref# SW1351481

Arabella Country Estate / R7.7 million

Kleinmond / R7.5 million

Somerset West / R5.495 million

Bedrooms 4 / Bathrooms 4 / Garages 2 Spacious, modern home with beautiful golf course and lagoon views. Situated on a large plot in a quiet cul-de-sac. Offers a private garden, a big pool, Jacuzzi, sauna and 4 en suite bedrooms.

Bedrooms 8 / Bathrooms 8 / Garages 3 Versatile double-storey home, well-situated on a double plot. Offers a private 2 bedroom living area upstairs. The rest of the house is fully furnished and consists of 6 bedrooms all en suite, fully-fitted kitchen, living room and dining room.

Bedrooms 3 / Bathrooms 3.5 / Garages 2 Homes of the future have reached Somerset West. A completely world-class green-build product comprising a light steel frame construction.

Mike Bisset 082 889 5300 / Hugo Basson 083 386 6299

Lise Götz 083 609 7215 / Adri Wernich 071 157 6689

Gisela Spingies 082 771 3157

CAPE WINELANDS Franschhoek: 021 876 2100 • Paarl: 021 871 1480 • Somerset West: 021 851 2633 Stellenbosch: 021 887 1017 • Wellington: 021 873 4557

Franschhoek / R7.9 million Bedrooms 4 / Bathrooms 4 / Parkings 3 Country elegance in the exclusive Deltacrest Equestrian Estate. This elegant, bright and spacious home comprisesc an open-plan, double-volume lounge with built-in wood burning stove and dining room, French doors opeing onto the patio and pool area to the north, and gardened breakfast courtyard to the south. Ref# FWI1248338 Doug Gurr 072 610 7208 / Jeanine Allen 082 410 6837

Ref# FWI1333003

Ref# WEL1354700

Ref# TK1293629

Franschhoek / R7.9 million

Wellington / R3.699 million

Val De Vie / R15.5 million

Bedrooms 4 / Bathrooms 3 / Parkings 6 Rural retreat. This charming thatch home is the ideal country retreat. Located on the Deltacrest Equestrian Estate with mature Pin Oak trees, vines and stunning mountain and vineyard views..

Bedrooms 5 / Bathrooms 2 / Parkings 6 Spacious and versatile, dual-living. This light and renovated home boasts living areas that flow to an established garden with the most beautiful trees which border a little river. Garden cottage with separate entrance.

Bedrooms 4 / Bathrooms 4 / Garages 3 Exquisite mansion bordering a nature reserve. From the moment you enter this majestic 745 m2 residence you will appreciate its opulence and attention-todetail, from the imported Venetain chandeliers to the high-end finishes.

Shelly Schoeman 083 301 8833

Erika Odendaal 082 412 6964 / Lynette Kannemeyer 082 672 1022

Igna 082 884 8492 / Hayley 082 926 8587 / Jordan 083 298 1481

Ref# TK1337819

Ref# TK1343001

Ref# SW1340130

Pearl Valley / R12.95 million

Paarl / R11.5 million

Spanish Farm / R14.9 million

Bedrooms 4 / Bathrooms 3.5 / Garages 2 Ultra-modern entertainer’s home. Walking distance from the Club House and driving range. Enjoy breathtaking sunsets with the most exquisite mountain views from the pool deck and bedroom balconies.

Bedrooms 4 / Bathrooms 4 / Garages 2 Designed and built to luxurious standards, this executive home is tucked away in a quiet cul-de-sac, within walking distance of Paarl Boys High and boasting spectacular views of the mountain and valley.

Bedrooms 6 / Bathrooms 6 / Garages 2 Magnificent sea and mountain views. Exceptionally spacious family home situated in quiet cul-de-sac.

Igna 082 884 8492 / Hayley 082 926 8587 / Jordan 083 298 1481

Lana du Toit 083 407 9659

Mabel Botha 083 458 3782

HOMEFRONT

Amdec's Harbour Arch, to be built in Cape Town

WATERWISE HOMES

Water-smart residential demand As SA’s home buyers look for more water-efficient stock to invest in, developers are rethinking new build designs or retrofitting old ones with sustainable features WORDS: GEORGINA GUEDES :: PHOTOS: SUPPLIED AND ISTOCK

S

A is a water-scarce country. With taps predicted to run dry in Cape Town in April buyers are demanding — and some property developers are delivering — water-saving features.

Green-leaning and waterwise buyers are focusing on residential estates. Citing Lightstone Property figures, Pam Golding Properties senior research and market analyst Sandra Gordon says that at least one in 10 buyers chooses gated communities.

There are nearly 7,000 estates in SA with 355,000 active residential properties valued at R800bn.

Encouragingly, the focus on eco-friendliness is not limited to top-end estates.

In the affordable housing

market, green estates are also available with an emphasis on potential utility cost cuts.

Fourleaf Estate in Port Elizabeth, the first EDGE (Excellence in Design for Greater Efficiencies) certified residential development in Africa, offers annual savings on utility bills of about R1,300.

PRACTICAL SOLUTIONS The estate’s energy-saving and water-saving features go hand in hand. Residents receive practical solutions such as heat pumps for hot water, low-flow taps and shower heads, and dualflush toilets.

“Although not easy, our philosophy around sustainable development is simple. If we want to

HOMEFRONT

offer buyers an affordable investment, we should develop in ways that will save them costs,” says Similian Properties development manager Pieter du Toit. Similian is the Fourleaf Estate developer.

INNOVATION In 2020, Cape Town’s first environmentally friendly, mixed-use development will come to fruition. The Amdec Group, also responsible for Johannesburg’s Melrose Arch, is building the R10bn Harbour Arch development at the confluence of the N1 and N2 on the Foreshore.

The key focus of the development is sustainability and eco-friendly innovation, which in Cape Town now means a strong focus on water saving.

“The development incorporates features such as two-stage toilet flushing and grey water recycling to be used for flushing, gardening or landscaping,” says Amdec Property Development MD Nicholas Stopforth. “The building

has also been designed to harvest rainwater. It is kept downstairs in a cooling facility, then distributed into the building through a filtering process, so that there is less stress on the council supply.”

He says the benefit of executing these features with a new design, rather than retrofitting an existing building, is that it saves money in both the design and build processes.

PRIORITY Not only will water saving be a priority once the development is complete, but also part of the construction procedure.

“The construction firm is required to mix off site using borehole or grey water.

As a rule, no concrete is being mixed on site using municipal water. The effect is that water bills are kept to a minimum on site — the main usage is consumption by the workers.”

Amdec’s aim is to have the building off the grid in terms of energy consumption within five years. “We hope to get the entire building

"We hope to get the entire building selfsufficient and self-sustaining" Nicholas Stopforth, MD, Amdec Property Development

self-sufficient and selfsustaining,” says Stopforth.

Harbour Arch will follow Amdec’s existing eco-friendly focus, which has received acclaim for developments such as Melrose Arch in Johannesburg.

ADVANCED FEATURES That mixed-use development is built on sustainable principles, including refuse recycling, energy-efficient appliances, water-saving devices, a centralised district cooling facility and advanced building management systems.

One on Whiteley, Amdec’s newest residential development in the Melrose Arch complex, uses these green features too.

Other Western Cape developments, such as Sitari near Somerset West, have incorporated green features into their estate. Sitari’s developers are proud that a deeper retention pond area will conserve water for irrigation purposes.

Amdec has also introduced water-saving

initiatives at its retirement developments, which fall under the Evergreen banner.

One of their latest projects is the development of Val de Vie Evergreen near Paarl.

This retirement estate taps into water-saving features already in place on the Val de Vie estate, including a R100m filtration plant that uses an underground aquifer. This means that estate residents move off the municipal water grid.

GREY WATER All new homes come standard with plumbing for grey water systems — the use of these is optional, along with general water-saving measures across the estate.

However, the Val de Vie project is not the only Evergreen Lifestyle development to focus on water savings.

In smaller Evergreen developments in the Cape, including Bergvliet, Diep River and Muizenberg, borehole water is treated to provide drinking water, says CEO of

Evergreen Retirement Holdings Arthur Case.

REVERSE OSMOSIS He says they have also appointed a company to install reverse osmosis purification plants that will provide drinking water so residents do not have to stand in queues at the city’s collection points if Day Zero kicks in. “Evergreen will also ensure that each house receives a 1,000l slimline water tank that will be filled with rainwater and topped up by borehole water if need be,” says Case.

According to Gumtree head of property Barrie Swart, the inclusion of green features usually results in non-estate homes being sold or rented more quickly.

Keyword searches for “borehole water” and “eco estate” rose on Gumtree in 2016, and by the end of that year more than 1,000 properties were promoted as eco-friendly, sustainable or eco-sensitive — double the number in previous years, says Swart.

HOMEFRONT GREENING THE NEIGHBOURHOOD What is apparent is that developers cannot focus on a single building in isolation.

Increasingly, emphasis is being put on the upliftment and greening of entire precincts.

Developer Abland has two projects enrolled in the Green Building Council of SA’s pilot study for the Sustainable Precinct category. These are Sandton Gate on William Nicol Drive and Loftus Park, adjacent to Loftus Versfeld sports stadium in Pretoria.

“We believe that no building or development exists in isolation. Each has a relationship with the surrounding urban environment,” says Abland marketing director Grant Silverman. “The idea is to contribute positively to the immediate neighbourhood rather than standing in isolation.”

At present, Abland has 13 precinct developments in the pipeline with nine under way. These range from city living/ work-focused mixed-use precincts and industrial estates with a small retail and conference component, to an entire town complete with lifestyle residential offerings from affordable to luxury.

To achieve its green stars, a precinct is rated against five categories, each requiring a minimum score to ensure a holistic approach, namely: governance, liveability, economic prosperity, environment and innovation.

While Gumtree does not believe that green features affect the price of the property, most Pam Golding Properties agents surveyed said that green features do in fact result in a price premium being achieved for a home.

"It is a moral responsibility on our part to use water sparingly" Wikus Lategan, CEO, Calgro M3

CONSTRUCTION In July last year, Calgro M3, developer of largescale residential units in a variety of categories, announced that it had significantly scaled down “wet work” construction activities at its Belhar and Scottsdene developments in the Western Cape.

Until then, the company had used only borehole water, but as a result of increasing concerns about the Cape Town water crisis, Calgro M3 scaled down further.

Calgro M3 CEO Wikus Lategan says his company is sincere about water conservation and harvesting, solar power and alternative forms of electricity to serve the residential units it develops and constructs.

“It is a moral responsibility on our part to use water sparingly,” says Lategan. “And this is what has informed our decision.”

The group’s water-saving initiatives allowed both wet and dry construction to resume to previous levels in November last year.

"Our sustainable solutions and ongoing investigation into driving efficiencies has paid off.

Features include: Links to various public transport modes; Creating pedestrianfriendly precincts with integrated wayfinding; Environmentally conscious approach from material selection to the construction process and refuse disposal; Generous landscaping but sticking to hardy indigenous plants and water-wise irrigation, preferably using grey water; Renewable energy sources to reduce operating costs; Cater for hybrid vehicles, electric vehicles, motorcycles and bicycles Include water harvesting — rainwater, grey water or groundwater and include water- and power-saving technology.

Abland's Sandton Gate project

The group's water saving initiatives undertaken in the past six months, countrywide, to recoup about 8,500l of water per unit used through the construction phase, both on and off-site, within three months after completion, is a feather in our cap,” says Lategan.

Pam Golding’s Gordon says underlying trends in SA’s housing market suggest the transition to greening will continue to snowball. The anticipated rising cost of utilities coupled with electricity and water shedding increases the appeal of alternative, greener sources of energy and water, and greater efficiency for both.

For residential property developers and their potential buyers, new forms of sustainable and waterwise building design are certainly the way forward.

ON SHOW WED, SAT, SUN & ALL PUBLIC HOLIDAYS 2-6PM

HOMEFRONT COMMERCIAL

Sustainability: business sees the sense SPIRE’S WATER SAVING TIPS

Turn off garden irrigation, replace landscaping for succulents and consider synthetic lawn.

Commercial developments go waterwise as scarcity bites

Adjust toilet flush valves to reduced flow.

WORDS: GEORGINA GUEDES :: PHOTOS: SUPPLIED/VIRGIN ACTIVE AND NATASHA LASSEN

B

eing water efficient has not been a priority for the commercial sector until recently.

Now, in this time of water scarcity, facilities managers are retrofitting office buildings and shopping centres. New developments are incorporating water sustainability features.

At present there are no regulations or bylaws that require South African property developments to approach water usage in any specific way.

WSP in Africa regional director of building services Alison Groves says existing office space is difficult to retrofit for water saving because buildings have not been built to conserve water.

“Businesses like to attribute a sizeable saving

if they undertake an activity, and water has fallen off the bandwagon because it hasn’t amounted to much of a saving in the past,” she says.

Businesses are now face to face with the realities of water scarcity. “Without water security, a business can’t function. If you can’t flush the loos, people go home. If you can’t run water, office cleaners can’t work.”

GREY WATER New buildings are being designed with watersaving features as a result.

“In new buildings, there is rainwater harvesting. They are looking at harvesting grey water from showers and basins to be treated and used for flushing or dish water,” Groves says.

“And although there is a ‘yuck’ factor, if we are going to be a water-resilient country, we are going to

have to develop standards where black water treatment is the norm.”

Black water is used water with solids — from flushed toilet water to used dishwashing water from the kitchen.

“In Australia they use treated black water for irrigation and toilet flushing,” Groves says. “And in Singapore their water is imported from Malaysia, where black water is treated to potable standards. We have to get more accepting of this in the West.”

COMMITMENT No matter what features a building has, water savings will be effective only if you can convert the users. “People have to change their habits. Reuse cups instead of washing them each time. They have to take responsibility for water wherever they

are — at home or at work.

“They cannot shower at work instead of at home to ‘save water’ — that defeats the whole purpose. People need to start seeing it as a communal resource, not just their own water bill,” says Groves.

She recommends that large companies abandon hot water in bathrooms altogether so that there is no wastage from run-through.

Retrofitting solutions can also include adapting urinals to create waterless versions, with a trap to prevent odours coming up the pipe. They can be cleaned daily with a bucket-flush of water.

Groves says that one of the most important things a commercial building user can do is to report any visible water wastage to the facilities manager.

Executive director

These three new or established businesses have introduced waterwise practices:

Table Bay Mall The new Table Bay Mall has incorporated a range of innovative green building technologies into its design, with water- and power-saving initiatives playing a large part in the long-term sustainability of the site.

Says Table Bay Mall centre manager Janine Coleske: “With the current drought and future water issues facing the Western Cape, we have been extremely conscious of water and energy consumption during construction.”

Its water-saving initiatives include:

Rainwater from two harvesting attenuation ponds where rainwater from the roof is harvested and used for toilet flushing and irrigation. The roof was designed so rainwater will flow into the ponds; Two boreholes reduce municipal water usage; Water-saving sensor taps in all restrooms and single-flush only toilets; By using revolving doors at the entrances, heavy winds are prevented from entering the mall, which assists with regulation of internal air-conditioning, saving on electricity and water.

of Spire Property Management Sean Paul says it can be challenging to speedily change water-use habits among employees in an office building. Landlords should implement water-saving methods that remove the responsibility from employees or customers.

SAVING SOLUTIONS The City of Cape Town has put several increasingly stringent measures in place to stem the flow of water usage in residential households. Commercial buildings are required to reduce overall water consumption by 20% or face strict penalties.

“The drought will come to an end; however, the benefits of employing water-saving measures will have a far-reaching beneficial effect for years to come,” says Paul.

Turn off water features and fountains.

Place locks on external taps to avoid abuse.

When draining fire protection sprinklers, water should be redirected into tanks or inflatable storage, then pumped back into the system or re-used in other applications.

Find contractors who use harvested rainwater for windows or other cleaning.

Install pre-paid water meters for high water-user tenants such as car washes, gyms, restaurants and hair salons.

Redirect sump water from basements for reuse.

Amendments can be made to heating, ventilation and airconditioning systems to harvest the water generated.

HOMEFRONT

The V&A Waterfront

The V&A Waterfront first introduced waterwise measures to its operations in 2009.

In addition to actively communicating with customers and tenants to create awareness around the need to save water, its proactive steps include: Reduced or no irrigation of plants during the rainy season and increased use of drip irrigation; The use of seawater for cooling of buildings, instead of cooling towers.

Like all other V&A Waterfront infrastructure

Virgin Active Western Cape Virgin Active has incorporated a sustainable building and design focus for its premium clubs in southern Africa — Virgin Active Collection Menlyn Maine has been awarded a four Green Star SA rating for its construction approach and fitting out its gym interior.

In the Western Cape the company has changed some of its gym operations — steam room and sauna facilities have been turned off.

Resources have also been committed to proactively reduce water consumption at gyms — long-term measures that the company says will apply even in droughtfree times.

These include: Topping up pools using only rainwater at 20 clubs across the province;

Installing low-flow aerated taps to reduce water usage by 65% in basins; Fitting low-flow showerheads and faucet aerators to reduce water consumption (from 16l to 7.5l per minute); Making customers aware that a daily personal limit of 87 l of water is not 87 l at home plus the same volume at Virgin Active – it’s 87 l in total. (50l from February onwards).

Virgin Active South Africa MD Ross Faragher-Thomas says: “With the Western Cape in the clutches of a devastating drought, never has it been more imperative that businesses assume a leadership position and conduct operations in an environmentally responsible manner.”

Virgin Active Silo District, V&A Waterfront

that uses water, existing cooling towers are metred; Installation of pressurereducing valves on main incoming water lines, resulting in fewer burst pipes and water leakages; Metering and analysis focus. Tenant consumption is individually metred and billed; Green Star ratings: all new buildings are four-star (or higher) rated in terms of the Green Building Council of SA’s rating system, and so are resource efficient.

HOMEFRONT MARKET PERFORMANCE

‘Flipping’ homes falls away First-time and repeat buyers are avoiding quick property resales WORDS: LIGHTSTONE PROPERTIES AND MICHAEL VAN OLST :: PHOTO: ISTOCK

F

irst-time and repeat buyers are holding on to their properties for longer than before the 2008 housing market crash. Research

by Lightstone Property shows that since the crash, first-time buyers have been keeping their properties for up to 12 years while repeat buyers have retained their homes for between seven and nine years.

During the 2003-2005 property boom, first-time owners held on to homes for roughly seven years and repeat owners for up to three years. This was due primarily to buyers renovating properties and then “flipping” them for a profit. This trend has died down, according to Lightstone.

SELLING New entrants to the market have since the 2008 crash tended to avoid selling their properties, retaining their homes until the market begins to show more vigour.

Lightstone says a significant implication of longer buyer tenure is that the longer a property has been held, the greater the chances are that the home has been poorly maintained — and the

“The extremely tight economy also means home owners frequently delay major repair projects because they do not have the funds to undertake them” Lew Geffen, chairman, Lew Geffen Sotheby’s International Realty

bigger a buyer’s chances are of buying a “lemon”.

This would require buyers (especially those purchasing their first homes) to carefully examine potential properties for maintenance-related problems such as damp, faulty irrigation systems and leaking roofs to eliminate future frustration and unnecessary expenditure.

RETURNS Chairman of Lew Geffen Sotheby’s International Realty Lew Geffen confirms that in many parts of the country

the depressed market has seen more owners holding on to their assets for longer. Appreciation has slowed substantially and there will not be high or any returns on investment were they to sell.

“The extremely tight economy also means home owners frequently delay major repair projects because they do not have the funds to undertake them,” says Geffen. These often remain undone when the property is eventually put on the market.

“If buyers have any doubts, they should

LITTLE INCENTIVE FOR QUICK RESALES Seeff Property Group chairman Samuel Seeff says the 2007-8 global economic downturn brought a notable decline in the South African property market — ­sales volumes dropped by up to 40% and stock (including “distressed” stock) increased. There was no incentive to sell or buy.

While the market recovered to a mini-boom during 2014-2016, the past two years has again seen a decline with little incentive for flippers due to:

Price growth. Outside the Western Cape, price growth has remained fairly subdued with little incentive for flippers save for high-demand areas such as the Atlantic Seaboard, City Bowl and so on — but this has also slowed.

Stock levels. Post2007-8, there was a large amount of stock, including repossessions, that first had to be cleared so there was not much room for flippers because buyers had plenty to choose from.

HOMEFRONT request a survey of the property as a condition of submitting an offer,” Geffen says. “And if you love it despite work needing to be done, negotiate on the price.”

RENOVATING The only exception to this is the Western Cape, where there has been a trend of owners not selling but rather renovating and modernising to appreciate their assets, because they are already so highly valued.

Says Geffen: “That is not to say there are no lemons in the province, but certainly in the more upmarket suburbs you’ll find most properties already renovated and well maintained.”

Average bond holding period (years) split by property number 14

12

10

8

6

4

2

0 2003

2004

2005 1st property

2006

2007

2008

2nd property

2009 3rd property

2010

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6th property

Four ways in which Val de Vie innovates The South African property landscape has its challenges yet Val de Vie Estate continues to attract residential and buy-to-let investors WORDS: DEBBIE HATHWAY:: PHOTO: SUPPLIED

1. Multifaceted lifestyle

2. Retirement

There are nine property offerings at Val de Vie, conceptualised to appeal to a variety of lifestyle and accommodation preferences. They boast distinctive designs, inside and out, with scenic views.

The 68m 2 Polo Pads in the Polo Village appeal to business travellers who commute to Johannesburg regularly. The north-facing La Vue stands, overlooking a fynbos reserve, are ideal for those seeking the golfing and equestrian lifestyle offered at Val de Vie. The reserve offers the potential for boutique crop farming, the River Club caters for those who yearn for a farm lifestyle but on a smaller scale than the Gentleman’s Estates, while ultra-luxury homes are presented in the Stefan Antoni Signature Series, to name a few.

Membership of the three health clubs on the estate is free to home owners who now also have access to an Olympic-length (50m) outdoor pool at Val de Vie’s The Yard. It will be launched in summer 2019 and filled with water from the on-site filtration plant.

Multiple generations can live on the estate, and soon Val de Vie Evergreen for retirees is coming on stream. The first occupation of homes in the retirement village is scheduled for November 2018. It will include 400 exclusive homes, 200 apartments/ assisted living suites and 80 frail care beds.

“It is very clear that this is the future of retirement.

After the financial crisis, people want security as well — they don’t want a development to go bankrupt — and these products are backed by some of the biggest financial companies in SA,” says marketing director Ryk Neethling.

“Then there are all the estate and medical facilities, the quality lifestyle and the affordability,” says Neethling. “People can have a R3m-R5m lifestyle for much less, because of the Life Right Model.

It’s about 20% less than a normal freehold would be.

However, the main reason for investing in Val de Vie Evergreen is knowing that you are in good hands and that you can retire with peace of mind.”

The Evergreen Life Right Model provides

retirees with secure accommodation throughout their life, and that of a spouse, without them having to take responsibility for the maintenance of the property.

3. Water wise technology Since December 2017, Val de Vie has been off the Drakenstein Municipality grid thanks to its private water filtration plant feeding groundwater to estate residents for household consumption.

Smart water meter systems in all homes assist Val de Vie management to monitor daily consumption and facilitate early detection of leaks and faulty alarms.

The irrigation footprint of the Jack Nicklaus Signature Golf Course, which is part of Val de Vie, has decreased by one third over the golf summer season 2017.

Level 6 water restrictions imposed on the Western Cape remain in full effect on the estate. So licensed groundwater usage is centrally managed, prohibiting any private boreholes, and dispersed via a hi-tech central computerised system. All new homes built on Val de

Vie are required to have a grey water system installed.

4. Security State-of-the-art security technology on an estate is a big pull for residents in a crime-aware society. A combination of feet on the ground, drones and thermal cameras ensure that

residents have peace of mind. It is the number one reason investors choose Val de Vie. “Licence plate recognition cameras have been placed strategically to notify the security team of any suspicious activity in a radius of a couple kilometres outside our gates,” says

Neethling. “Our tactical response team has been expanded, we will soon use drone technology and work with a greater security community to improve our security ‘intelligence’.”

In addition, Val de Vie will soon purchase its own fully equipped fire truck for use on the estate.

HOMEFRONT HOMESENSE

Décor trends Interior designer Odette Uys on this year’s hottest ideas WORDS: ANNE SCHAUFFER :: PHOTOS: EYE CANDY INTERIORS

O

dette Uys, owner of Durban interior design company Eye Candy Interiors, believes décor trends in the summer of 2018 will be about connecting with our inner nomad.

“I like the phrase ‘nomadic time traveller’, where nothing is off limits.

We’re borrowing heavily from other eras and parts of the world and bringing together elements that create something new, more than the sum of its parts.”

She says there’s a worldwide shift in consciousness to more artistry, authenticity, longevity and mindfulness.

There is an appreciation for all things handmade and artisanal, and a worldwide trend away from rampant consumerism to more selective buying and less wastefulness.

“Contrast is gorgeous and it’s what makes a room fascinating — the eternal play between masculine and feminine” Odette Uys, owner, Eye Candy Interiors

COSINESS Architecture and surfaces seem harder and more minimalistic, but in décor there’s evidence of the influence of the Scandinavian concept of

Metallic accents in a recent interior project “hygge” (loosely translated as cosiness).

Industrial trends now meet naturals: for example, black metal or brass mixed with warm, rustic wood or marble. Soft throws, floor cushions and rustic charm will be the order of the day.

“It’s about finding enjoyment in simple things and seeing the beauty in everyday objects,” says Uys.

METALLICS

Use brass and teal as accessories

Metals are still fashionable.

Copper is strongly mainstream, but in 2018 will be replaced with brassy metallics. This is a throwback to bygone eras, left over from our fascination with all things steampunk.

“Contrast is gorgeous and it’s what makes a room fascinating — the eternal play between masculine and feminine.”

“The same love of contrast goes for mixing different shapes. Previously, if you liked geometric shapes, you stuck to similar patterns

and shapes in fabric and furniture. Now there is more freedom to mix round with geometric, soft with hard. Square sofas are giving way to softer, curvier lines,” she says.

Wallpaper will still be huge in 2018, but it will cover entire rooms as opposed to just an accent wall. Organic and geometric designs will be big features.

Uys believes unusual prints will rule and handpainted or hand-drawn prints and designs will be a strong trend. Summer 2018 will feature black-metalframed cabinetry, tables with black metal legs, black metal and glass hanging pendants.

PALETTE Colours have become rich and meaningful, from the darkest inky teals (ocean) to moody charcoals and deepest emeralds (forest), from the juiciest watermelon (tropical) to earthy

terracottas, caramels and burnt oranges (desert/ nomad). “The richness of the new colours reminds me of paintings by the old masters and the play of light and shade in chiaroscuro,” says Uys. Grey is still the much loved, go-to neutral, but there’s a shift to warmer, earthier tones.

Pot plants are back, particularly in beautiful holders. In 2018, more than ever, there’s a clear sense of time travelling, borrowing elements from other eras and places to create something new, comforting and authentic.

Kitchens have reached rock-star status, with huge attention given to kitchen design, and the trends are sizzling hot. “In 2018, you’ll see even more avantgarde kitchen designs, like all-black cabinetry and walls, with an accent wall of white and grey-veined book-ended marble. And loads and loads of (real) greenery,” says Uys.

HOMEFRONT

PROPERTY PROFILE

All-in-one student housing Accommodation shortages and increasing student numbers are fuelling the rise of off-campus mixed-use housing WORDS: MIRIAM MANNAK :: PHOTOS: SUPPLIED

E

mily Whitefield did not have any property experience when she exchanged her acting career for the world of student accommodation seven years ago.

After a few years of working for private companies she joined Student at Home as CEO. The mixed-use student

accommodation hub on 106 Adderley Street, Cape Town, is a stone’s throw from the Company’s Garden, trendy Long Street and public transport networks.

The building features 300 student units spread over six floors, ranging from single-occupancy studio flats to a small number of shared multiroomed apartments.

“Each floor has breakout spaces where students can sit and chat.

We have entertainment rooms with darts and pool tables, and a laundry room with coin-operated washing machines and

Emily Whitefield

dryers,” says Whitefield.

What makes Student at Home different from other off-campus residences is that it is accommodated in a mixed-use 14-storey building with offices, the International Hotel School, retail outlets at ground level and several floors of executive apartments.

“Because of the layout, there is not much interaction between students and other tenants.

It is almost like a hotel where all can get on with their lives without interference from others,” Whitefield says.

All units at Student at Home are furnished with a bed, desk, wardrobe, blinds and TV, and include a bathroom with basin, shower and loo, and an equipped kitchen. There is a linen service for an extra once-off annual fee. “This means students can move in with just their clothes,” says Whitefield.

Other perks include uncapped Wi-Fi, 19 DStv channels, a weekly cleaning service, 24-hour security and a biometric fingerprint-controlled system that secures the building and each floor.

Monthly rental rates are

HOMEFRONT “There is a trend for private all-inclusive student accommodation in SA” Emily Whitefield, CEO, Student at Home

needs to compete with other destinations for international students while catering for our own.”

She says mixed-use, off-campus residences are part of the future of student accommodation.

“More and more students choose to live away from their campus. Young people want to live in the city and close enough to university.

The benefit of living offcampus and in the city centre is that everything is nearby,” Whitefield says.

“The proof is that we have a waiting list.”

BENEFIT

R6,000 a person for a couple sharing a singlebedroom flat, R7,000 for a single bedroom in a shared apartment, R7,250 for a small studio and R7,750 for a larger studio.

These rates include the above services, she says, noting that the all-inclusive model is becoming increasingly popular.

“There is a trend for private

all-inclusive student accommodation in SA,” says Whitefield.

“People are willing to do a lot for a good education and have a safe, secure, comfortable place to live and study. It is an investment for life.”

Private student accommodation is a growing property opportunity in SA. The

Central City Improvement District says there are 30,000 students in Cape Town’s CBD, including thousands of foreignlanguage students.

“Student accommodation is, therefore, a growing market as these students have to be accommodated,” says Whitefield.

“Education is big business worldwide. SA

Besides students, cities benefit from inner-city residences. “Having young people study and live in a city centre is critical for the growth of a city and its economy. Large companies tend to move to places with a welleducated and motivated young workforce available.”

Student at Home intends to grow its footprint beyond 106 on Adderley.

“First we want to optimise this building.

We have four more floors to develop now that we have completed the 10th floor with 26 executive

apartments. The other floors will be turned into more student units and holiday apartments,” says Whitefield.

“We want to turn 106 on Adderley into a destination where business, living, studying and creativity meet.”

STUDENT ACCOMMODATION TRENDS Student accommodation in SA is a growing property opportunity due to the following trends: Student numbers have increased from 490,000 in 1994 to more than 766,000 in 2016, Stats SA data shows.

The government intends to grow this number to 1.5-million by 2030.

The Department of Higher Education estimates that about 216,000 university students are without suitable accommodation.

The government estimates that 400,000 beds are needed to meet its higher education enrolment target for 2030.

HOMEFRONT PROPERTY FORECAST

Outlook for 2018 Estate agents predict that smart investors will be buying this year WORDS: CANDICE BOTHA AND SUPPLIED :: PHOTO: ISTOCK

“Even with a slower market, Gauteng still accounted for the lion’s share of property transactions.

Johannesburg will continue to be the country’s economic hub” Adrian Goslett, CEO, RE/MAX of Southern Africa

“We’ll see more focus on retirement villages as the demand continues to outweigh supply and ecoefficient homes and eco-estates will become more prominent.”

Recently built homes in new developments will prove popular as they satisfy demand for modern design and make good investments.

“With the surge of development property coming on the market, it would be wise to invest if it is possible,” says Tyson Properties Umhlanga principal Kerry Bailey.

CENTRAL SUBURBS

2

018 will be the year of the buyer — except in Cape Town, industry experts say.

“The market is going to be affected by business and consumer confidence levels and we expect these to differ from area to area,” says Chas Everitt International Property Group CEO Berry Everitt.

“There will be challenges related to the country’s political and financial difficulties but buying is what smart investors and consumers will be doing.”

SALES STRENGTH On the other hand, residential property sales are expected to continue their strong performance in Cape Town. “The Mother City remained highly sought after throughout 2017, evidenced by the significant increase in property sales in the past 12 months,” says RE/MAX of Southern Africa regional director and CEO Adrian Goslett.

“The demand created by a continued influx of people to the Western Cape has resulted in property price growth outstripping other regions — bad news

for first-time buyers trying to get their foot in the door.”

Goslett says Cape Town will continue to see positive house price growth in 2018.

But there is caution. “The vast pace of semigration to the Cape has meant that infrastructure development is not keeping up with the current pace of population growth in the Western Cape, especially in the greater city, a challenge that will need to be addressed in 2018 and beyond.”

SLOWDOWN While sales in Cape Town increased, Johannesburg had a slowdown. “Although

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up marginally in 2017 on the previous year, there was a decline in registrations due to issues such as the lack of available bank finance and lags at the Deeds Office,” says Goslett.

Despite plenty of stock, there is a disparity between what sellers want and what buyers are prepared to pay.

“Even with a slower market, Gauteng still accounted for the lion’s share of property transactions. Johannesburg will continue to be the country’s economic hub,” says Goslett. Almost 45% of

RE/MAX sales emanate from Gauteng — albeit in tough times.

OTHER TRENDS Area specialist for Lew Geffen Sotheby’s International Realty in Durban, Durban North and Umhlanga Maurizio DalleVedove says there has been a market shift towards low-maintenance community living, whether in smaller complexes or lifestyle estates.

Gated estates and complexes that offer a combination of lifestyle and security will also be popular.

Developments will not be confined to outlying areas of major centres.

“We also expect to see more densification wherever this is possible in highdemand, central suburbs that are close to all amenities and well served by public transport,” says Everitt.

“Developers will once again be on the hunt for older homes on large stands that they can rezone for multi-unit sectional title and cluster projects in areas such as Fourways, Rivonia, Houghton and Rosebank in Johannesburg; Brooklyn and Lynnwood in Pretoria; Durban North; and many of the Southern Suburbs of Cape Town.”

Bailey says online media marketing, including virtual tours and 3D imaging, is a growing trend due to the success of its results and reach.

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HOMEFRONT PROPERTY NEWS

Clifton property fetches R120m

Bridge upgrade frees traffic north of Durban

T

he newly upgraded four-lane Flanders Drive bridge over the M41 in the Mount Edgecombe area, north of Durban, has significantly improved traffic flow.

The R280m project began in 2015, co-funded by the eThekwini Municipality and Tongaat Hulett.

A

property in Cape Town’s Nettleton Road, Clifton — the most expensive residential street in SA — was sold to a local buyer for R120m in November 2017.

Dogon Group Properties CEO Denise Dogon said the six-bedroom, seven-level residence was designed by award-winning architect Stefan Antoni of SAOTA and features a private cinema, wine cellar, office,

gymnasium, massage room and steam room, library, floating bar, staff accommodation and an infinity pool.

The villa stands on nearly 1,000m2 on the slopes of Lion’s Head, with views of Clifton’s beaches and the mountain.

The deal was concluded by the same Dogon Group team that achieved the record-breaking sale of a Bantry Bay home for

R290m in 2016. “Cape Town is experiencing local demand, and the influx of people from other provinces is bolstering the market,” says Dogon.

These factors are also driving the rental market in the city. Dogon Group Properties recently concluded lease contracts for an estate in Constantia for R450,000 a month and for a house in Bantry Bay at R220,000 a month.

Green management service launched in SA

A

comprehensive management service has been launched for both Green Star-rated buildings and other structures in the quest to improve their environmental footprint.

Intersect Sectional Title Services MD Martin Bester says Intersect’s Go-Green! team will work in conjunction with body corporates, building occupants and service providers to align the buildings’ environmental performance to the

applicable Green Star rating tool, if certified, and any memorandum of understanding entered into.

“Once a Green Starrated building has either been developed or retrofitted with energyefficient systems and along carbon footprintreducing lines, the building must be managed to ensure sustainability and the maximum benefit from the infrastructure and measures put in place,” says Bester.

He says Intersect is the first property management company in SA to launch a green management option to the sectional title market.

“The success of such initiatives relies on the co-operation of the management team, staff, service providers and occupants.”

The Go-Green! service can also apply to buildings not aligned to a Green Star rating tool where users may wish to reduce their overall footprint.

While it links Mount Edgecombe to the Cornubia business hub and other Cornubia businesses, the interchange provides direct access for commuters travelling along the M41.

The new bridge and interchange has been planned to handle increased traffic that will

be attracted to the greater Cornubia development.

“The bridge has been designed to last a century and the interchange has the capacity to provide for the fully developed Cornubia business hub and surrounding precincts,” says Tongaat Hulett developments project manager Selemo Sefehle.

East London premium estate attracts buyers

P

hase one of Olivewood, the first premium lifestyle estate in the East London area, is on the market.

Situated 40km from the city centre and the airport, Olivewood Private Estate & Golf Club spans more than 1,000ha in the scenic Chintsa Valley. The estate will incorporate 55 erven, with well-positioned hilltop homes.

“There are three residential offerings in phase one — sectional title terraced apartments and simplexes and full title

erven,” says Sean Coetzee, Pam Golding Properties area principal in East London.

“Already under construction, the twobedroom terraced apartments are 250m 2 in size and priced from R4m, depending on finishes. The three- and four-bedroom units are 325m 2 and priced from R5m.”

There are also 96 freehold erven, 22 of which are sold, priced from R500,000 upwards.

Coetzee says they cater to buyers who want to design

their own homes, which will be built by Olivewood’s construction team.

Set in the unspoiled Chintsa countryside, Olivewood’s design concepts include solar energy, rainwater harvesting and water retention capabilities.

The 18-hole golf course is irrigated with water from the estate’s dams and boreholes.

As the development gains momentum, grey water from properties will be used to irrigate the grounds.

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Limited stock in the last phase available.

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