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June 2011
 
 
RESIDENTIAL NEWS

DENSIFICATION PROVING A DRAWCARD FOR JOBURG HOME BUYERS MOVING TO ESTABLISHED SUBURBS -
Densification, where conventional homes on one-acre stands are being replaced with three cluster home units, is proving attractive in long-established suburbs on the northern side of Johannesburg, particularly Houghton, Saxonwold, Melrose, Dunkeld and Forest Town. Coupled with this, north-facing homes with scenic views are also in demand in these areas. Read more

INVESTING IN CONSERVATION REAL ESTATE IN THE CAPE PROVINCES
- With South Africa being the third most biodiverse country in the world after Brazil and Indonesia, it is internationally recognised as having an excellent nature conservation history. The three Cape provinces, namely the Western Cape, Eastern Cape and Northern Cape, offer an incredibly diverse range of properties that have immense conservation value, with many botanical hotspots acknowledged by leading international conservation agencies as priority conservation areas. Read more

 
 
INFRASTRUCTURAL DEVELOPMENTS IN SAXONWOLD, ROSEBANK IMPACT POSITIVELY ON HOME VALUES IN 'THE PARKS' - Homes in key suburbs such as Parkview, Parkwood and Parktown North, collectively referred to as 'The Parks', are holding their value extremely well with infrastructural and growth developments in the nearby Rosebank and Saxonwold areas providing positive spin-offs for these suburbs. Read more

APARTMENT WITH DIRECT BEACH ACCESS FOR SALE ON CLIFTON SECOND - A spacious apartment offering direct beach access has come onto the market on Cape Town’s Clifton Second Beach. The home in the sought-after “Cliffrock” building offers over 300m² of living space, including three generous bedrooms and two bathrooms, plus extensive living areas flowing out onto an undercover entertainment patio. Read more
RESIDENTIAL LIFESTYLE PROPERTIES FOR SALE IN SOUTH AFRICA:
Gauteng ECape/Garden Route KwaZulu-Natal Inland Provinces
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DENSIFICATION PROVING A DRAWCARD FOR JO’BURG HOME BUYERS MOVING TO ESTABLISHED SUBURBS
Densification, where conventional homes on one-acre stands are being replaced with three cluster home units, is proving attractive in long-established suburbs on the northern side of Johannesburg, particularly Houghton, Saxonwold, Melrose, Dunkeld and Forest Town. Coupled with this, north-facing homes with scenic views are also in demand in these areas.

Encouraging Densification
Rupert Finnemore, Pam Golding Properties Hyde Park manager, says the local municipalities are encouraging densification of Johannesburg’s older, long-established suburbs and that the approval process for the development of cluster homes to replace a single home on a large property is being fast-tracked.

Contained Urban Growth
The Gauteng Spatial Development Framework (GSDF) and the Gauteng Spatial Development Initiatives (GSDIs) are Gauteng Provincial Government strategies for provincial development. Finnemore says that among the five critical goals of the GSDF are resource-based economic development and contained urban growth.


Parktown North furnished and fully equipped one and two-bedroom from R1.24milllion to R2.055million - no transfer duty.
Control Urban Sprawl
“One of the objectives of the GSDF is to control urban sprawl and unnecessary expansion. It encourages the compaction of Johannesburg, improved use of the city’s rescources and the maintenance of its structure and form. Densification is a practical means of assisting the achievement of this objective,” Finnemore adds.

Gautrain
The Gautrain is is another element in the containment of urban sprawl. Finnemore points out that to achieve the economic growth objectives of the Gautrain project, an increase in the densities of existing suburbs adjacent to the Gautrain route is essential.

Re-Direction
“There is a need to re-direct the urban growth in Johannesburg as the existing settlement pattern is likely to become problematic in the future. The Gautrain project was necessary as a catalyst to trigger the new, denser pattern of settlement and it will also affect the way that current and new urban areas linked to the rapid rail system will develop,” says Finnemore.

Older Northern Suburbs
The older northern suburbs of Johannesburg such as Saxonwold, Melrose, Dunkeld and Forest Town have been consistently offering quality residences and secure lifestyles with growth in value of homes year on year, all factors that are helping to attract buyers from the far northern suburbs.

Commuting and Traffic
Finnemore adds that traffic congestion and commuting costs are playing an increasing role in buyer decisions, particularly among those who now find commuting time is in excess of two hours. They seek to either be closer to their place of work or near to a Gautrain station.

World Class Suburbs
“For people living in Johannesburg and working in Pretoria, the Gautrain infrastructure, which makes these older suburbs truly world class and comparable with the best anywhere in the world, is another underlying factor that is creating demand for these properties.”

For further information contact Rupert Finnemore at Pam Golding Properties on +27 (0) 11 380 0000 or email him here
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INVESTING IN CONSERVATION REAL ESTATE IN THE CAPE PROVINCES
With South Africa being the third most biodiverse country in the world after Brazil and Indonesia, it is internationally recognised as having an excellent nature conservation history. The three Cape provinces, namely the Western Cape, Eastern Cape and Northern Cape, offer an incredibly diverse range of properties that have immense conservation value, with many botanical hotspots acknowledged by leading international conservation agencies as priority conservation areas, says Wayne Rubidge, Pam Golding Properties manager in the Karoo region.

Preserve Conservation

“With South Africa now a signatory to all international biodiversity agreements, the race is on to preserve the conservation value of the country. Investing in conservation real estate is a growing trend internationally and here in South Africa is set to take off, spurred on by greater awareness of our unique natural splendour.

Escape the City
Further fuelling this trend are modern lifestyle and urban pressures, which see city dwellers feel the need to escape to a natural environment and experience life away from busy, developed areas. Most importantly, conservation real estate investments are proving to be a sound and fulfilling investment,” he says.

Wetlands are the jewels of the Karoo and this 1700ha property, which forms part of a greater conservation area, has abundant fresh water, birdlife and biodiversity. The property is priced at R11.2 million through Pam Golding Properties.

Appetite vs. Awareness

The global appetite for minerals, energy and increased development will place even more pressure on species and spaces – a factor, which is being countered by the growing awareness of investors, landowners and the public who are being pro-active in working with Nature Conservation authorities, corporates and NGO’s.

Assist Conservation-Minded Buyers
Pam Golding Properties has recognised this growing trend and can now assist conservation-minded buyers identify conservation-worthy properties or assist sellers to find new custodians of these valuable properties via the Pam Golding Nature Portfolio.

Species Conservation
Species conservation is also a growing trend among buyers and some properties offer a unique opportunity as do properties that display archaeological and paleontological importance, such as those of the Karoo region, and cultural significance as witnessed with the conservation of rock art in the Baviaanskloof and Cederberg.

Baviaanskloof
A great conservation investment in the Baviaanskloof - located approximately 120km west of Port Elizabeth between the Karoo and the coast - is a large undeveloped farm of 6359 hectares bordering onto the Nature Reserve and World Heritage site. The property has numerous fountains and little infrastructure and being one of the last properties of its kind, offers enormous conservation value due to its strategic location. The price for this exceptional piece of land filled with the abundance of nature and some free roaming game is on the market for R9.6 million.

Invaluable Property
In the mountainous region of the Great Karoo is one of its best conserved wetlands with ample fresh water from the mountains and a rich bird and plant life. An opportunity exists to secure in perpetuity this invaluable property, which forms part of an exciting conservation project for the re-introduction of species such as hippopotamus and serval. With no buildings, the property is 1700 ha in extent, of which 350 hectares comprise wetlands. It is priced at R11.2 million.


The Baviaanskloof is a World Heritage Site and is a rugged wilderness area with beautiful scenery, particularly along the main rivers which run through the kloof. Set on 1732ha this small farm is ideal for a botanical retreat and has fascinating geological formations located in a very private, secluded area. The property is priced at R3.95 million through Pam Golding Properties.

Tankwa Karoo
In the large semi-desert spaces of the Tankwa Karoo near its flagship National Park on the southern boundary of the Northern Cape is 21 500 hectares of magnificent unspoilt Karoo landscape filled with all manner of exotic desert life. The opportunity of owning such a vast uncomplicated conservation space where the rainfall seldom exceeds 250mm is for the intrepid investor. This opportunity is on the market for R10.5 million.

Zuurberg Mountains “Free Air”
In the Eastern Cape’s Zuurberg Mountains close to the Addo National Park is a small 578 hectare undeveloped property called Free Air. The property is located in a secluded valley and has incredible indigenous afromontane forests with ancient yellowwood, milkwood, cape chestnut, shepherd’s tree, sneezewood, wild olive, karoo boer bean, spekboom and other special trees. The property has never been farmed and is available to a conservation-minded buyer for R4.5 million.

Klein Karoo’s Mountainous Area
In the Little or Klein Karoo’s mountainous area to the south of the Great Karoo is a 1732ha gem that has not been farmed for many years and has exceptional value due to the condition of the vegetation. Located in a secluded area the topography is varied with interesting geological formations. This unique property is on the market for R3.95 million and includes a rustic getaway cottage.

To find out more about conservation real estate contact Wayne Rubidge on +27 (0) 82 432 9364 or +27 (0) 49 892 3495, email wayne.rubidge@pamgolding.co.za or visit www.pamgolding.co.za/nature
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INFRASTRUCTURAL DEVELOPMENTS IN SAXONWOLD, ROSEBANK IMPACT POSITIVELY ON HOME VALUES IN 'THE PARKS'

Four-bedroom home located in a cluster development in a golf estate in Parkview is R6.35-million, demonstrating the value being maintained in 'The Parks' area.

Homes in key suburbs such as Parkview, Parkwood and Parktown North, collectively referred to as 'The Parks', are holding their value extremely well with infrastructural and growth developments in the nearby Rosebank and Saxonwold areas providing positive spin-offs for these suburbs.

Demand
Jonathan Davies, manager of the Pam Golding Properties (PGP) Hyde Park Branch, confirms that the demand for residential properties in The Parks is buoyant for a number of reasons, not the least of which is the fact that during the economic downturn house prices sustained value far better than many other areas.

Recent Survey Results
This view is supported by a recent survey on house price recovery conducted by property analyst Lightstone in which it was found that within the top 15 'wealthy segment' suburbs in Cape Town, Durban, Johannesburg and Pretoria, 7 were in Johannesburg. Of those, Parkhurst was ranked number 1st, Parkview third, Parkmore 6th, Parktown North 7th and Parkwood 8th.
Average Increase in Value
The survey established that the top 15 suburbs achieved an average actual increase in value of 10.4 % from January 2009 to June 2010. Davies confirms that this trend continues to be generally sustained in The Parks.

Emerging Trends
In the Saxonwold area, an emerging trend reveals that families in the far northern suburbs of Johannesburg are moving to the 'inner north'. Davies says the rationale behind this is often related to travel and traffic problems.

Back in Fashion
“Another reason is that families are tending to entertain at home, and coupled with this we note that tennis courts are coming back into fashion among home owners. In line with these trends older properties with larger stands and established gardens are catering for this need as well as ultimately offering a good return on investment.”

Gautrain Appeal
Davies says housing demand in The Parks area has been boosted by positive developments such as the Gautrain. “A number of sellers are seeing added value as a result of the Gautrain, coupled with the fact that it has high appeal for those who commute to places of work, especially younger people.

Negative Impact
“Aligned to this is the negative impact of the proposed highway tolls and rising cost of travel in regard to private vehicle use. These are key factors driving increasing enquiries from those living outside the Johannesburg boundaries, who are now seeking properties closer to their place of work,” he adds.

Balanced Portfolio
Schenk points out that with property, people always need houses in which to live, whether owned or rented, and generally a property downturn is more likely to be absorbed than a stock market plunge. Often, however, equities and property are non-correlated, hence the added case for investors to have a balanced portfolio across asset classes.

Golden Mile
The strategic positioning of the 'Golden Mile' through Saxonwold and Rosebank right in the middle of Sandton and Johannesburg is also attracting buyer interest in The Parks. “The area is experiencing interest from younger families who find the close proximity to long-established leading schools a major advantage,” says Davies.

Positive Catalyst
A further positive catalyst for The Parks area is the new Standard Bank corporate headquarters building under construction on the Golden Mile in Rosebank. It has five basement levels and 11 storeys above ground and is scheduled for completion in 2013.

Draw Card
Davies says PGP expects the Standard Bank office development to draw into the area a number of potential executive home buyers wanting the convenience of being close to work, thereby eliminating costly and time-consuming highway travel and enjoying the benefit of the Gautrain close at hand for travel to OR Tambo International Airport.

Commercial Impact
“There is much general infrastructural development taking place in terms of upgrading of roads and the refurbishment of the Rosebank Mall, which will have a direct feed into the Gautrain, while the commercial impact of the station is likely to be another positive for the area,” he adds.

Spin-Off’s
Other development projects in the area have been approved and are expected to provide further spin-offs for the residential property market in The Parks.

World Public Transport Trends
“Experience elsewhere in the world reveals that property prices tend to increase when public transport facilities are introduced to an area, and the road upgrades will also contribute to smoother traffic flow in general through the area,” says Davies.

Pricing in The Parks
PGP agents in the area confirm that prices of homes currently coming onto the market in The Parks fall mainly into the R2.5 million to R3.5 million bracket with a number of buyers looking for homes in this price range, while at the top end of the market the prices of some properties in Parkwood can extend beyond R5 million.

Bond Application Factors
Agents also point out that potential buyers need to be aware that the banks in general are giving bond applications serious consideration, with key factors taken into account being the bond applicant’s earnings, risk profile and monthly costs. A number of transactions have recently been concluded with buyers purchasing with cash or able to provide a significant cash deposit in order to secure a bond at a lower repayment level.

Sound Growth
Davies says the well-established northern suburbs of Johannesburg, such as The Parks, tend to achieve sound year on year growth in value. This is mainly due to the strong demand for homes conveniently located near top schools with history and tradition, close to the workplace and easily access to shopping and other facilities.

Key Suburbs
“These factors underpin the inherent strength of the key suburbs,” he concludes. “They have positively impacted on the residential property markets in these areas over many years and will prevail into the future.”

For further information contact Jonathan Davies at Pam Golding Properties on +27 (00 11 380 0000 or email him here
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APARTMENT WITH DIRECT BEACH ACCESS FOR SALE ON CLIFTON SECOND

Three-bedroomed apartment in the sought-after “Cliffrock” building overlooks Clifton’s famous Second Beach, and has direct beach access via a private elevator and is priced at R25.5 million

A spacious apartment offering direct beach access has come onto the market on Cape Town’s Clifton Second Beach. The home in the sought-after “Cliffrock” building offers over 300m2 of living space, including three generous bedrooms and two bathrooms, plus extensive living areas flowing out onto an undercover entertainment patio.

Price
Marketed exclusively by Pam Golding Properties, the apartment is priced at R25.5 million.


Distinctive Features
PGP’s area manager for the Atlantic Seaboard and City Bowl, Basil Moraitis, says the home has a number of distinctive features which are highly unusual even for top-end luxury apartments: “This is the only unit currently for sale in the area, which offers direct access to Second Beach,” he says, “in this case via a private elevator, which delivers one straight onto the world-famous white sands.

Significant Feature
Another significant feature is the generous parking allocation – two basement parking bays and two rooftop bays – which is almost unheard of in a suburb where some buyers pay millions for a single parking space.

Staff Accommodation
Also unusual for the Clifton area is the staff accommodation, allowing for live-in staff. The apartment block has a communal swimming pool and sauna, but this particular unit also has its own private jet-stream pool located on the patio, ideal for relaxing and enjoying sunset views over the ocean and the Twelve Apostles.”

Blank Canvas
PGP’s MD for the Western Cape metro region, Laurie Wener, says the apartment presents a prime opportunity to create a customised luxury residence. “This apartment is something of a blank canvas, ideal for those who wish to put their own personal stamp on the unit and decorate to their individual taste,” she says.

Outstanding Position
“There is so much potential to develop this space into a designer home, making the most of the outstanding position on the water’s edge and the generous living spaces.

Highly Exclusive
This is a very exclusive apartment building even by Clifton’s luxury standards, so it would be difficult to over-capitalise on such a trophy property.”

To view the apartment, contact PGP’s area manager Basil Moraitis on +27 (0) 82 565 8481 or phone agent Annette Hepburn on
+27 (0) 82 658 1116. They can also be reached at the Atlantic Prestige office on +27 (0) 21 439 1614
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