Neighbourhood 13 OCTOBER 2019
PROPERTY & LIFESTYLE
So convenient If lock-up-and-go is your lifestyle, coupled with a no-hassle attitude, Die Hoewes in Centurion is just the right suburb for you, page 2
SUBURB FOCUS: DIE HOEWES
Connecting homeowners with great communities
13 OCTOBER 2019
Die Hoewes Die Hoewes in Centurion is the perfect place to call home for those in need of the maximum modern city conveniences coupled with the minimum hassles WORDS: BETSIE LOOCK-VAN DER MERWE IMAGES: RENE WALKER & GOOGLE MAPS
he once agricultural holdings of Die Hoewes in Centurion were, over the past three to four decades, developed into a lively urban suburb meeting the needs of the growing middle-income starter-up market and residents whose lifestyle embrace modern, comfortable and hassle-free city living. Die Hoewes is located directly northeast of Centurion Central and surrounded by well-established older Centurion suburbs like Doringkloof, Lyttelton Manor, Clubview and Zwartkop.
*Map not to scale
is also attracted to these types of properties in the suburb. The eastern part of Die Hoewes spreading towards the quieter Lyttleton Manor with its tree-lined streets typically contain larger, upmarket and beautiful family homes in a higher price category. At the top end of the market, there are several gigantic luxurious dwellings on small holdings as well as a few guesthouses for sale. These can go up to over R10m in asking price. Commercial property and land earmarked for development are also available.
This part of Centurion is home to wellknown landmark developments like Netcare Unitas Hospital, the Centurion Lake Mall and SuperSport Park Cricket Stadium. It boasts a police station, municipal clinic, fire station, post office and library as well as schools, churches, modern shopping developments and a host of entertainment venues.
With the Gautrain’s Centurion Station also settled in Die Hoewes, and the N1 and N14 as well as the R21 within minutes’ access of the neighbourhood, residents find commuting to and from work easy. The walkability of the area is a huge plus for youngsters and pedestrians.
Many of these households comprise families with young kids and children of school-going age, and Die Hoewes is well-equipped to meet the needs of these parents in terms of the amount and diversity of nursery, day-care and preschool facilities, as well as the neighbourhood’s central location to a selection of primary and high schools
With its residential property prizes in a favourable buyers’ market, its general affordability and lock-up-and-go, lowmaintenance housing developments, Die Hoewes oozes convenience and value for money in a comfortable and security-conscious community.
Die Hoewes boasts a dynamic, economically active community of which the majority (almost 42%) of stable property owners in this neighbourhood falls in the 36 to 49 age category.
in the surrounding areas. Die Hoewes is one of the feeder areas for many well-established public schools in the greater Lyttelton area; these include Lyttelton Primary School, Laerskool Louis Leipoldt, Fleur Primary School and Laerskool Doringkloof Primary, while the recently opened Centurion Primary School is situated in the neighbouring Zwartkop. Irene Primary is also easily accessible and prides itself in a longstanding history of about 120 years.
Museum reflects the cultural diversity of South Africa through all kinds of art forms exhibited here – from ceramics and paintings, to performance art and tapestry have been showcased at the museum.
Likewise, high school learners can attend the public schools of Lyttelton Manor High or Hoërskool Centurion in Lyttelton, while Hoërskool Zwartkop is a few kilometers from Die Hoewes.
Don’t miss the popular Centurion Theatre. Enjoy quality live entertainment and performances in a cosy atmosphere.
Independent schools in the vicinity include Abbotts College High School Centurion, Cornwall Hill College (pre-preparatory to Grade 12) and the newly found Arrow Academy (Grade RRR – Grade 12).
Art and culture lovers have a variety of places to delve up some beautiful art treasures. The Centurion Art
Lyttelton Community Library is in the same vicinity and promises its members many good reads, while Ster-Kinekor just down the road at Centurion Mall always screens a diversity of the latest big screen movies.
Family outings can be enjoyed at the Centurion Society of Model Engineers every Sunday. Take your picnic or braai basket with and enjoy the rides on the mini trains. Many more active and sporty activities are on offer in the suburb. These include Acrobranch, Paintball Village, Centurion Indoor Shooting Range, SuperSport Park Cricket Stadium, several golf clubs, Centurion Action Sports, Centurion Gymnastics Club and many more.
Residential properties in Die Hoewes mostly comprise lock-up-and-go apartments and townhouses in apartment blocks and security complexes and estates. These vary from studio-style apartments and cleverly compacted two- and threebedroom units ranging in price from about R500,000 to R1m. In the next price bracket up to about R1,6m, one would typically find larger townhouses with small gardens, double garages and convenient shared amenities. Investors looking for a rental income EDITORIAL TEAM:
PUBLISHED BY TIMES MEDIA PROPERTY PUBLISHING
Group Editor: Carla Redelinghuys firstname.lastname@example.org Senior Sub-Editor: Marana Brand Designers: Anja Bramley & Samantha Durand Visit yourneighbourhood.co.za
ADVERTISING SALES: Call us for advertising opportunities on 087 828 0423 Production: Lucea Goosen email@example.com Online coordinator: Chantelle Balsdon firstname.lastname@example.org
13 OCTOBER 2019
I choose to live in Die Hoewes because it’s close to my place of study and it’s easy to get by in the neighbourhood DOANNE BIRCH, RESIDENT
• Brew 71@Centurion Rugby Pub: atmospheric braai restaurant and pub • Mimmos Centurion: home of pizza and pasta • News Café Centurion: contemporary restaurant and cocktail bar • Salsa Mexican Grill: enticing Mexican cuisine • RocoMamas: delicious burgers and American-style food
• Centurion Mall: super-regional mall offering extensive shopping opportunities, restaurants, diversity • Jean Crossing: new, modern shopping environment • Jean Village Shopping Centre: local convenience centre • Lyttleton Manor Shopping Centre: an old favourite close by • The Highlands Shopping Centre: community retail centre
• • • • •
MEDICAL FACILITIES NEARBY
Centurion Day Hospital Centurion Eye Hospital Lyttelton Clinic Mediclinic Midstream Netcare Unitas Hospital
R9,023 per month
For a typical property (two-bedroom apartment)
R1,073m In a complex
For rent Median asking price
For a typical property (two-bedroom apartment)
R7,975 In a complex
For a typical property in this area
Median asking price
Monthly bond repayments
over a period of 20 years at 10% prime
For an apartment
R2,185m For a house
For an apartment
R13,900 For a house
median asking price
13 OCTOBER 2019
Always in style There are decor trends which, in one form or another, stay forever WORDS: ANNE SCHAUFFER
t’s not possible to escape certain decor “truths”, and no matter what trends change all around us, those hold true timelessly. Take black and white – it’s always been popular, but what’s changed is the type of materials, textures, accessories, and so on. Two interior decorators provide their top-three timeless trends.
Lee Moon of Lee Moon Interiors, chooses: • Neutrals: visualise the Nordic/ Scandi feel – we continually go back to canvas whites/taupes as they form the base of every restful interior. It’s a universal style with which many people associate, even though they’re often unaware of why they do so. We return to the warmth offered by these absolute basics. A successful room employs various different textures and tones of neutral – from wool, silk and linens, to a nobbly cushion, woven sisal carpets and raw wooden decor. They can add pops of colour to fit in with current fashions, but the basis is always a quality neutral. • Natural woods: we’re seeing more and more natural woods – it has so many applications today – from flooring, ceilings, live edge furniture, decor items. It makes for cosy spaces and is “nature’s way” of adding additional texture to decor. Natural woods have always been used, but there’s a significant revival in appreciation for natural products. • White kitchens: there are so many variations of white kitchens, as they are considered timeless and classic. White complements neutrals perfectly, and no matter your style – farmhouse, cottage or contemporary – there’s a white kitchen style and texture for you. This can have colour added in the accessories, wallpaper, or tiling, but your basic stays clean and fresh looking and is universally appealing.
Bailey Basson of Blue Capricorn Interior Design Studio picked out these: • Plants: the perfect way to bring life and character to any space. Not only do they add colour, but texture, and they bring nature inside. The quantity and type of plants are what makes the space personal – it could be some palms in a simple pot or basket, succulents in decorative vases or bunches of flowers on a table. The best part about plants is they’re easy to move around, inexpensive to change, and easy to fit into any design style and aesthetic. • Wallpaper: wallpaper used to have “dated” associations, but it’s made a huge comeback and, thanks to the massive variety, is here to stay! It’s one of the easiest ways to transform a space – again, the wallpaper design is down to personal style, but the options are endless – from a plain textured wallpaper, to a subtle pattern, to a bold graphic. These can also be custom made now with any photo or image you have available – the options are endless! • Layering: layering creates such warmth and comfort to any space. This can be done with layering furniture, that is, a rug, then table, then chairs, then scatter cushions, then throws, then table ornaments, then lighting, and so on – everything comes together to create an inviting and homely environment. This can be done with multiple textures of scatter cushions on a sofa; scatter cushions, blankets and throws on a bed; even walls are being layered with wallpaper, then multiple forms of wall decor, art, photos, mirrors, sculptures. Layering is done with purpose, it’s not just as many things as you can find thrown into one space… that’s called clutter!
13 OCTOBER 2019
Increasing activity in the S price band below R3m
pring has seen the green shoots of increasing activity in the residential property market in the price band mainly below R3m take further root, says Richard Day, CEO of fixed-fee agency Eazi. “Encouragingly, Eazi’s confirmed sales in July and August were up 141% over the same period last year while August was 146% up on average monthly sales for 2019 to date. Currently, our average sales price is just over R1,8m, which confirms that the convenient, userfriendly fixed-fee offering has been well accepted by the marketplace, especially as we are seeing 95% of our offers being accepted by sellers,” says Day. “In addition, while our quickest time to sell has been one day, we recently sold a three-bedroom house in Kensington, Cape Town in just 10 days for the full asking price of R1,499,999. “The positive uptick we’re seeing in residential property market activity is echoed by FNB, which reports that indicators point to a narrowing demand-supply gap,
driven by both a mild improvement in demand and properties entering the market at a slower pace. This is coupled with somewhat improved market sentiment as well as valuefor-money opportunities for buyers, and increased competition among mortgage lenders – together with a stable, relatively low interest rate.” FNB reports that transaction volumes, estimated using Deeds registry data, have improved by 0.9% in Q2. The price band from R700,000 to R1,8m was the best-performing segment, with volumes increasing by 5% year on year, followed by the price band between R1,8m and R3,5m, which reflected growth of 2.4% over the same period. Adds Day, “Today’s home buyers are increasingly tech savvy, as borne out by our website statistics, which reflected 129% more page views as well as 129% more buyer leads in August compared to the monthly average for the year to date. As the fixed-fee method of selling homes becomes entrenched in the marketplace, we anticipate further growth in sales activity.”
Landlords, tenants and cost increases W
hat happens when the municipality revalues your property and the escalation means a dramatic increase in rates? Or when your insurance on your thatched investment property in Cape St Francis goes through the roof? Or when the levies on your sectional title property are increased? Can landlords insist that their tenants help fund the difference by imposing a rental increase during the term of a lease? “No”, says Shaun Dubois, principal of Just Property, Pietermaritzburg. “A landlord may not increase the rent in any way during the lease period, unless provision for this was agreed to and included in the lease before it was signed.” Dubois explains that while it’s much more common in commercial leases, some residential leases contain clauses that allow landlords to pass any increase in their costs related to the property to the tenant. There are any number of variables that may increase a landlord’s costs over the term of a lease. As the months go by, the Reserve Bank’s repo rate will rise and fall, affecting the prime lending rate and possibly what the landlord is paying on his bond, but Dubois has never come across an
interest rate increase being passed onto a tenant. The most common increases that would lead to such a clause in a lease being invoked are when municipal rates go up. Dubois says he has also seen the clause used to cover insurance premium increases but notes that this is extremely rare. It’s important to note that the CPA (Consumer Protection Act) prohibits landlords and tenants from “contracting out of law”. Some suggest that this means a lease cannot contain a specific escalation percentage for the renewal, and that increases should be renegotiated at each renewal. So, landlords facing increased costs might be tempted to increase the monthly rental at renewal time by the amount required to cover such costs. Dubois advises landlords to remember that in terms of the unfair practice regulations, they’re required to give the tenant no less than two months’ (40 business days’) notice of an increase. “An increase in accordance with the Consumer Price Index is safest,” says Dubois, “but tenants will always prefer less, and landlords will always want more. In past years, escalations were an almost standard 10% but the market has
changed and, in many cases now, the increase percentage has decreased.” So, adding a rates-related increase on top of CPI might lose you a good tenant. “Escalations need to be fair,” Dubois warns. “That said, there’s no legislation that governs the escalation rate.” What is the solution? Are there alternative options for landlords, some of whom are facing large adjustments to their valuations, and therefore extensive rates hikes? “Both parties need to negotiate in good faith, taking into account the tenant’s payment history and other positive or negative information,” says Dubois. It’s Dubois’s understanding that as long as the signed lease shows that both parties have contracted into allowing for a particular increase or cost, then such an increase would be lawful. He warns against imposing a “special levy”. “Even if it’s legal, such a move would be very unusual and is not encouraged.” Dubois says it’s imperative that landlords factor in possible increases in levies, rates and the effects of interest rate increases or decreases when they buy an investment property and also when they come to marketing it. Better still, get a respected property agent who knows the market to advise you, and never over-extend yourself to the point where one increase or a defaulting tenant will push you into a situation where you’re facing the prospect of repossession. “Sadly, we often come across owners who are desperate to sell because they have placed a tenant privately that has defaulted,” says Just Property CEO Paul Stevens. “Owners who cannot cover their bond should approach the bank as soon as possible about the situation and then try to sell the property. Too often owners wait until their bank has served them with court papers. It’s still possible to sell the property but the longer the owner leaves it the less chance they have of the bank consenting to a sale or delaying legal action.”
Jawitz Properties extends its footprint
awitz Properties is not only celebrating its 50th anniversary this year but has also extended its footprint into Pretoria East by opening an office in Waterkloof Glen. Says franchise owner Denis O’Driscoll, “Our team consists of area specialists who have been specifically selected for their in-depth knowledge and passion for the community in which they operate. Our key values are service and community and our community upliftment programmes will be tailored around specific needs our agents identify. We absolutely believe in community and the spirit of giving back.” Pretoria East is one of South Africa’s most sought-after areas and its suburbs are regularly listed in property surveys listing the most popular, most indemand and top-school “feeder zone” suburbs in South Africa. According to O’Driscoll, “It’s one of the most sustainable markets in Pretoria and offers a great return on investment for homeowners, investors and developers in the current economic climate. “The new east of Pretoria is a developer’s playground with a high
number of new developments being planned and built. The emphasis is on safety and security with quality finishes as one would expect for our modern lifestyle. State-of-the-art technology is being incorporated into these new developments making them perfect for the upand-coming professional.” Easily accessible from the city, the Pretoria East suburbs offer a tranquil escape for those that work in the city but want to surround themselves with leafy streets and well-established gardens reminiscent of country village living. Its popularity is impacted by its easy accessibility to major highways and the neighbourhood attracts a good mixture of young professionals and young families, with kid-friendly activities widely available. According to Private Property in 2018, suburbs of Pretoria East placed heavily in the top-10 list of most popular suburbs in South Africa, taking six out of the top-10 spots, with a median asking price of R1,83m. In the list of most in-demand suburbs in Pretoria East itself, Waverley came out tops with a median asking price of R1,995m.
stneighbourhood.co.za | 13 OCTOBER 2019
Your Home, Our Core Business
www.appleproperty.co.za | 012 348 0123
20 20 N Y. A L J 1 ND E LE I B FR A IL ET A P AV &
FAERIE GLEN SOLE MANDATE
R1 320 000
R1 400 000
IC ! ST D A E R UC D E D IC RE R
R25 000 PM
NEWLANDS SOLE MANDATE
R1 190 000
ONE LEVEL RETIREMENT UNIT
AFFORDABLE CORNER RETIREMENT UNIT
4 BEDROOM HOME OVERLOOKING A STREAM
EXCELLENT LOCATION! EXCELLENT BUY!
3 Bedrs, 1 full bathr & a separate guest toilet. Living & dining rooms flow to enclosed sunroom patio. Spacious kitchen, courtyard, automated garage with direct home access. Much more to offer!
Frailcare & meals available, levy is R2 860.00 pm (water incl). 1 level on ground floor with 2 bedrs, 2 bathrs, open-plan kitchen, study, lounge & dining area flows to patio overlooking garden. 1 garage.
4 bedrs, 1 guest bedr & 3.5 bathrs - main en suite. Study walks out on to a patio. 2 living areas - lounge downstairs & sun room upstairs. Spacious, modern kitchen, big garden, double garage!
Sunny & bright apartment. This units offers 2 bedrs 1 bathr, openplan kitchen & lounge. Situated in the upmarket retirement village of Kingswood. 24 hr home care with 10 meals included in levy.
WEB REF: AP 13992 LOUISE PEARSON - 083 306 6875
R1 500 000
WEB REF: AP 13659 LOUISE PEARSON - 083 306 6875
NEWLANDS SOLE MANDATE
R2 050 000
NOT TO BE MISSED!
EXCELLENT OPPORTUNITY - TOWNHOUSE!
North-facing 2 bedr, 1 bathr apartment in an upmarket Retirement Village. Spacious living room, open-plan kitchen, enclosed balcony, 24 hr security & excellent facilities such as a gym, hair salon etc.
Townhouse with private garden. North views overlooking the valley! This exclusive retirement village has a lot to offer. 2 bedrs, 1 bathr, 1 garage, 1 carport & a pet friendly garden! Call now for more info!
WEB REF: AP 14010 LINDIE BOTHA - 084 409 5234
FROM R725 000
WEB REF: AP 13263 PETRO - 082 551 7990 & ANDRE - 082 930 7386
RIETVALLEIRAND SOLE MANDATE
R2 695 000
FARMSTYLE LIVING IN AN ESTATE Kingswood Village upmarket Retirement Village in an established environment. Only 12 - 1 bedr & 2 bedr units. Kingswood has a fantastic reputation. 10 meals inclusive in the levies. Lots of extras!
WEB REF: AP 12798 WEB REF: APD45 WEB REF: AP 12980 PETRO - 082 551 7990 & ANDRE - 082 930 7386 PETRO - 082 551 7990 & ANDRE - 082 930 7386 PETRO - 082 551 7990 & ANDRE - 082 930 7386
Offering 3 bedrs, a study, 2 full bathrs, a guest toilet, open-plan living, dining & kitchen area with a practical kitchen & scullery. Double garage, study / guestroom, pool & patio with built-in braai.
WEB REF: AP 14006
MAGDA - 084 505 7840 & MARISA - 072 204 2822
PR CENTURION GOLF ESTATE
R3 950 000
R1 900 000
R3 050 000
R2 226 000
THE GREAT ESCAPE - GREAT LOCATION!
BEAUTIFUL AND TRANQUIL HAVEN
4 BEDROOM DUET - DREAM HOME!
NEAT AS A PIN! SPACIOUS FAMILY HOME
Enclosed patio opens onto an outside patio. 3 bedrs - MES, 2.5 bathrs, 3 reception areas, chef's kitchen, study, underfloor heating, fireplaces & more! Own access to walking trail & green belt.
Come home after the hustle & bustle of a busy day & relax on your patio! Beautiful kitchen, spa bath, spacious bedr with his & hers cupboard space. Sleep soundly in a secure environment!
Buy from plan. Occupation +/- March 2020. 4 bedr, 4 en suite bathr home with a pj lounge, 5 balconies. Study, staff quarters & a double garage. Choose your own finishes!
Well maintained home has spacious living areas, all areas have laminated ﬂoors. Study, guest toilet, kitchen & laundry/scullery. 4 bedrs - main en suite. Thatched lapa withbuilt in braai & pool.
WEB REF: AP 12678 MAGDE MEYER - 083 387 3437 N
WEB REF: AP 14036 ELMARIE HUMAN - 082 774 7088
SU N D
WEB REF: AP 13381 BRAAM KRUGER - 082 366 2544
WEB REF: AP 13668 FREDA WYNGAARDT - 082 781 4847
THE OPPORTUNITY OF A LIFETIME
FIFTH ON BROOKLYN SOLE MANDATE
FROM R1 499 000 WEB REF: APD55
Situated in the old east of Pretoria with exceptionally high quality finishes in an Up Market Development. Only 30 units in total, all north facing. 3 different plans: A type units consist of 2 bedrs, 2 bathrs & a study nook. Ground floor units have gardens. B type units consist of 2 bedrs, 1 bathr & a guest toilet. C type units are duplex units & consist of 2 bedrs, 2.5 bathrs & a guest toilet. Double undercover parking not included in square metre size of your unit.
ANDRE - 082 930 7386 & PETRO - 082 551 7990
THE ABSOLUTELY PERFECT ADDRESS
FROM R1 090 985 WEB REF: AP 12774
This outstanding development is located in the vibrant, popular, classy suburb of Menlo Park. Occupancy expected during August 2019. Large living area with built-in entertainment area, equipped kitchen, 1 bedr with en suite full bathr. DStv & fibre installed in each unit.
RITA - 083 228 9633 & LIEZL - 084 851 0492
DIFFERENT SPLIT OPTIONS AVAILABLE! AN OPPORTUNITY NOT TO BE MISSED! Calling ALL experienced agents in PTA East, PTA North & Centurion! Tired of doing all the work with minimal commission? We have the solution for you! NQF4 & MARKET EXPERIENCE A MUST!
BUY | SELL | RENT STAY IN TOUCH WITH US Facebook @ApplePropertyConnection | Twitter @ApplePropertySA | Instagram @ApplePropertyConnection | Youtube Chanel Apple Property Connection
AGENTS ARE EXPERT PROBLEM SOLVERS
Negotiating is a tricky business and contracts can be problematic. Are you familiar with legalities or how to ensure that a contract protects you? Registered estate agents are licensed professionals with experience of moving transactions forward smoothly.
Another good reason why you should use an estate agent
REAL ESTATE BUSINESS OWNERS OF SOUTH AFRICA