Technical Information
The Masterplan There are four groups of villas on Vamizi, each serviced by a ‘services hub’ providing power and water.
Villa Groups Name
No. of Plots
Average Plot Size
Average Sea Frontage Per Plot
West Beach
16
3.5 acres
Approx 125 metres - 135 metres
East Beach
11
11 acres
Approx 250 metres
North-East Beach
7
7.5 acres
Approx 130 metres - 170 metres
Lighthouse Beach
5
9.5 acres
Approx 130 metres - 150 metres
Communal facilities will be phased in line with the villa construction programme; these will include a wellness centre, residents’ water sports centre, convenience store, medical clinic, tennis courts and a small number of beach club retreats (some including restaurants).
Villa Design
The Developer Cabo Delgado Investment Limited (CDIL) is a company registered in Jersey and owned by a group of private shareholders. It wholly owns the Mozambican subsidiary, Cabo Delgado Biodiversity & Tourism (CDBT), which in turn holds the DUAT (land use right) and is the developer on Vamizi Island.
The Sales Process • The purchase must be approved by two members of the CDIL Selection Committee. •
The Subscription Agreement for 10 ‘P’ (plot) shares in CDIL is the first agreement to be signed. It will grant the buyer the right to enter into the private villa agreements. The subscription fee must be paid on signature.
• The villa is now designed to suit individual requirements (see Villa Design). •
The plans will be developed into final working drawings with a schedule of finishes. This will then be priced and appended to the Promissory Sale and Purchase Agreement, the next agreement to be signed.
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In the Promissory Sale and Purchase Agreement, the developer commits to build the villa as specified in exchange for the prompt settlement of stage payments towards the construction cost.
• At the same time that the Promissory Agreement is signed, the buyer will also need to enter into the Services and Maintenance Agreement, Vamizi Homeowners’ Association (VHOA) Constitution and the Island Use Rules. •
The timeframe for the construction of the villa is normally 12- 18 months from the date that the developer obtains all necessary licenses and permits for the construction (depending upon design style, size etc).
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On completion of construction, the developer will provide full title to the villa and the underlying land use rights will be transferred from the developer through signature of a Deed of Sale into the name of the buyer’s holding entity – (see ‘Ownership Rights’).
• The buyer may enter into the Rental Pool Agreement at any stage in order to benefit from rental income whilst not in residence.
Buyers may stamp their individuality upon the villa design; in particular the size, configuration and style. This must be done within the wider parameters of the Vamizi Design Code (see ‘Design Code’). The Vamizi Design Review Committee (VDRC) must approve all villa designs prior to commencement of construction. COA architects (Cape Town) will be on hand to guide buyers through the design process, however buyers may use their own architects for the conceptual design. The length of the design process will depend upon the complexity of the brief, but 5 months would be a reasonable allowance.
Design Code The design code exists to encourage innovation, architectural excellence and variety, but within a controlled aesthetic intent. The salient points include: • Single storey structures are encouraged, but limited double storey elements are permitted. • The recommended maximum height is 10 meters to top of roof pitch, excluding any tower feature, which can rise up to 12 meters.
• All units are to employ a ‘pavilion’ type plan form, ensuring sensitive placement of pavilion structures between existing vegetation and lower the visual impact of larger plan forms. • Buildings should touch the earth lightly by employing a spot foundation system (minimum elevation of 1m) to accommodate the natural topography and to allow passive cooling.
Villa Construction The developer will contract on behalf of the buyer, with the dedicated building contractor, to undertake the villa construction. A full team of independent professionals has been appointed to provide design, specification and construction supervision services. A ‘Principal Agent’ will report construction progress and stage payment requirements to the buyer. The stage payments are as follows: 1. Payment 1 due 10-30 days from execution of the Promissory Sale and Purchase Agreement (calculated at 25% of total build cost); 2. Payment 2 due on completion of substructure works (25% of total build cost); 3. Payment 3 due on roof covering completion date (25% of total build cost);
4. Payment 4 due on practical completion (20% of total build cost); 5. Payment 5 due on final completion date (5% of total build cost).
Specification and Finishes Roof The roof structures shall be either natural palm thatch (makuti) or timber shingle. Key materials The main hardwood timber varieties are Umbila and Chamfuta, both of which are sourced from government concession forests on the Mozambican mainland. South African Pine, Casuarina and Gum are also available. The main stone varieties include Granite, Sandstone and Limestone. Woodwork All windows, doors, screens and shutters are crafted locally, predominantly from Umbila. All external timber is recommended to be painted or sealed with an opaque or semi-solid stain, with the exception of timber pergolas and walking surfaces which should be left natural.
Pool Swimming pools are optional. The recommended pool size is 3m x 8m and 1.2 m average depth (approx 30m3) in order to account for energy demands. Pools should be covered when owners are not in residence, to minimise evaporation. Due to the hard coral geology, pools may be raised above natural ground level and will utilise salt water. Interior Design and Furnishings Purchasers may choose from a selection of recommended interior design fi rms, which have experience of working in tropical climates. There is a wide range of elegant furnishing and interior options available to suit most tastes and budgets. Kitchens and Bathrooms The style of kitchen and bathrooms will depend upon personal preferences. A large selection of fittings and appliances will be available from leading brands such as Miele, Bosch, Gaggenau and Hansgrohe.
Walls All external walls should be plastered and painted (natural earth tones are encouraged), except natural clay for which a sealant is recommended. There are no restrictions on internal wall colours.
Air Conditioning and Ventilation The use of air conditioning is discouraged on Vamizi and there is a policy of no glass windows. Natural cooling techniques and the use of ceiling fans is preferred.
Floors Granite stone, Sandstone or timber flooring is available.
Water and Waste Systems Fresh water is produced at the ‘service hubs’ through a process of desalination and water purity is maintained by circulating it through an ozone treatment system. The maintenance programme provides for regular sampling and testing of water. Hot water is provided via sun-warmed heat pumps at each villa.
Landscaping The villa will be built within wild virgin forest, so the construction will take into consideration larger trees, which will be surveyed and protected. A recommended landscaper will be on hand, but will need to be appointed directly by the buyer. Outdoor areas Uncovered verandas and decking shall be responsive to the existing trees on each plot. The use of courtyards is also encouraged.
The waste water treatment system uses a combination of a sealed septic tank with a series of peat bio-fi lters to ensure the eventual product release back into the subsurface is highly purifi ed.
Electrics Electricity is generated though solar power with back up diesel generators for times of peak demand. Limited external lighting is permitted to minimise the impact upon nesting turtles. Only 60 watt incandescent, compact warm fluorescent and LED lighting is permitted. Security There is a strong working relationship with the local community and as such crime rates are very low. Nonetheless, there are dedicated 24 hour patrols on the island as a precautionary measure. Golf Carts This is the preferred method of transport on Vamizi for ecological reasons.
Servicing and Maintenance Common Services Upon completion of a villa, the owner must pay a ‘Common Levy’ (estimated @ c. $50,000 per annum) to cover the cost of year-round maintenance of the villa and plot. This includes: • • • •
Monthly check on fire, sewerage, water and electrical systems. Monthly maintenance of roads and pathways within the villa plot. Weekly airing, dusting, plant watering and sweeping of decking areas. A daily garbage collection when the villa is occupied.
The common levy also covers the cost of maintenance and repair of the common infrastructure (roads, pathways, service hubs, airstrip, service buildings etc) and their associated staffing and general operating expenses. Replacement of common infrastructure is funded by a ‘Capital Expenditure Replacement Reserve’ built into the Common Levy. Water and electricity is metered at the boundary to every plot and added to the monthly common levy. Optional Services Each villa owner may request an array of optional services when in residence, payable in advance of each visit. The Vamizi Island Lodge is responsible for delivering these services, which include: • • • • •
The use of a butler, chef and/or child-carers from a pooled resource. Food provisioning in advance of arrival. Pre-visit, in-residence and post-visit cleaning services (including turn-down service). Laundry services. Pool cleaning and maintenance services.
Villa owners may elect to employ permanent staff at their villa, rather than drawing from the pooled resource.
Island Use Rules These exist to protect Vamizi Island’s natural beauty and the common interests of all villa owners, whom are obliged to observe them. The rules relate to a number of areas, including: • • • • • • • • • • •
Moving around on the island. Conservation. Landscape and gardening. Barbeques and fires. Refuse. Good neighbourliness. Villa construction and alterations. Safety and security. Private planes and helicopters. Marina and waterway use. Fishing and diving.
Vamizi Homeowners Association (VHOA) The VHOA is an informal association established for the benefit of all villa owners, whom automatically become members. Each villa has equal representation within the association. Its objectives are to: • • • •
Agree amendments to the Island Use Rules and liaise with CDBT, which holds overall responsibility for the management and maintenance of the villas, on the monitoring and enforcement of those rules. Canvas the members for contributions and support for social and environmental projects. Ensure long term protection, conservation and maintenance of Vamizi, including its marine environment. Promote the advancement and protection of the communal and group interests of the members generally.
Ownership Rights
Fees and Taxes
On completion of construction, perpetual title to the villa (buildings) will be transferred to the buyer and registered in the Register’s Office Book in the name of the buyer.
Upon transfer of ownership into the new owner’s name/holding company, the following fees and taxes must be paid:
Buyers will also be granted an exclusive ‘right of use’ (akin to long leasehold) over the villa plot; The ‘right of use’ will also be registered in the buyer’s name and transferred along with the title to the villa buildings. This exclusive land-use right is granted for the same term as the underlying island lease (i.e. if granted in 2012, it will be for a term of 44 years with a renewal for a further 50 years = a total of 94 years).
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Property Transfer Tax or ‘SISA’. Public Deed of Sale and Purchase Fee. Property Registration Fee. Tax Dept Registration Fee. Land Tax and Municipality Tax (payable on an ongoing basis).
After 43 years the holder of the ‘right of use’ may apply for an extension for a further 50 years. The renewal process is of a semi-automatic nature and cannot be rejected unless for significant breach or non-compliance of the proposed project and usage plan.
Rental Pool Title Transfer Process The Title transfer process from developer to owner involves the following: • • • •
Execution of a Public Deed of Sale between developer & owner before a Public Notary. Registration at the Public Works Office. Registration at the Tax Department, resulting in the issue of a Tax Certificate. Registration at the Real Estate Register Office, resulting in the issue of Title in the name of the buyer.
All Villa owners have the option of placing their villas in the managed rental pool scheme in order to benefit from the rental income. The rental tariff is set by the manager (CDBT) in conjunction with the villa owner. The villa owner will receive c. 80% of the net rental income. Villa owners may terminate their rental pool agreement by giving 6 months notice to the manager.
Vamizi Island Private Villa Sales t: + 44 (0) 1285 762218 e: ryan.pape@vamizi.com