Size can be an advantage
PROPERTIES in KwaZuluNatal are often set on very large grounds, with more than one house on them. It is common for families to live together on the grounds, but in different homes, starting with parents in the main home and grown offspring in the others, often swapping as the parents age.
Tony Hickman, MD of Seeff Westville, says: “A trend commonly seen in KwaZulu-Natal now is sectionalisation of these properties so that they are either developed further into more homes and units or split off into their separate components.”
Knowledge Factory’s SAPTG figures show that in Westville, for example, 82% of properties are full title, with an average stand size of about 1 862m². The predominant price band for full title properties is between R1m and R1,5m, with 52 sold so far this year for an average price of about R1,3m
One such property sold by Seeff Westville is The Grisdales at 27 Ferndale Avenue. It was owned by Dr Grisdale — now deceased — and his wife for more than 30 years. They lived in the extensive main house and built another for their son, Harry. The main house has been sectionalised and could easily be divided permanently into two units.
Seeff Westville agent Kay Thompson, who sold this property, says: “We had the main house as well as Harry’s house on the market as separate entities, but in the end one buyer bought the whole lot for R3,5m — R2,1m for the main house and R1,4m for Harry’s house.
“He plans to split the main house into two on a temporary basis and will rent out a smaller section until such time as his mother-in-law joins them in about two years’ time from England.
“ A more permanent arrangement will then be made to convert that side into a permanent home for her.
is currently rented out to a family of four, and this arrangement (current for a year) will continue until the buyer decides to use it for other purposes. In due course he may move his business there.”
The large double-storey main house, which will be easy to convert into two, is set on 7 014m² of level land and has five bedrooms and four bathrooms, two lounges, two dining rooms, a large swimming pool and plenty of parking, plus an enormous kitchen that can also be split into two, as well as a laundry and a rondavel.
“The smaller home built for Harry is a low-maintenance facebrick house of 208m². It has four bedrooms and two bathrooms, is fully fenced, includes staff accommodation, a workshop, two lounges, a modern kitchen, a laundry and a scullery. A solar panel and gas stove will help to keep running costs down.”
Another example of such a property currently on sole mandate with Seeff Westville is a four bedroom, two bathroom home with pool near Westwood Mall that is set on 5 247m² and has been rezoned to accommodate 16 flats in two blocks plus the existing home. This is on offer at R1,5m.
Hickman says: “Properties like this are a great investment, especially those in a good central position close to schools, shops and other amenities and with easy freeway and highway access.
“Small complexes allow families to share expenses and are more secure than stand-alone homes, since there is generally someone on the property at any given time.
“Another benefit is that older folk can be cared for by their families in cases of ill-health or frailty. Furthermore, if the owner lives in one of the units and rents out the others he can keep a close eye on his investment.” Contact: Seeff Properties Kay Thompson 083 641 0420 Office 031 266 8317