Bavar­ian beauty by the sea­side

This home in the heart of Rams­gate has ev­ery­thing a dis­cern­ing buyer could wish for. Lea Ja­cobs re­ports

Business Day - Home Front - - HOME FRONT -

SET on the south coast of KwaZulu-Natal, Rams­gate re­mains a pop­u­lar choice for those who wish to make the area their per­ma­nent home. The small sea­side vil­lage is sit­u­ated min­utes from the re­sort town of Mar­gate and al­though per­haps not re­garded as a hol­i­day hotspot, Rams­gate does have a Blue Flag beach and its fair share of hol­i­day ac­com­mo­da­tion.

Light­stone sta­tis­tics re­veal that 63% of prop­erty in the area falls un­der the free­hold ban­ner while the re­main­ing 37% is made up of sec­tional ti­tle apart­ments mainly cen­tred in the beach­front area. Rams­gate is gen­er­ally mar­keted as a prime, up­mar­ket res­i­den­tial sub­urb, al­though Rams­gate ext 3 of­fers more ba­sic, en­try level homes.

There are two schools in the area, in­clud­ing one of the coast’s big­gest pri­vate schools, Southc­ity Chris­tian Schools, cater­ing for pri­mary and high school ed­u­ca­tion.

“We have found that the school has boosted the area and have noted an in­crease in en­quiries from those look­ing to live nearby,” says Willem Eras­mus, prin­ci­pal of the Acutts of­fice in Mar­gate.

He says sales vol­umes over the past three months have been on the low side, with 24 prop­er­ties sell­ing be­low R800,000 and only eight homes achiev­ing prices above this fig­ure.

“Al­though th­ese sales sta­tis­tics could be viewed as dis­ap­point­ing, it must be re­mem­bered that this pe­riod re­flects the mar­ket con­di­tions for the win­ter, which is tra­di­tion­ally a low sea­son, and past ex­pe­ri­ence shows that this fig­ure changes quite sig­nif­i­cantly dur­ing the sum­mer months.”

The sta­tis­tics re­flect this trend and in­di­cate that 34 sales with an av­er­age sell­ing price of R1,032m took place over the last year. Fif­teen prop­er­ties sold for an av­er­age of R2,029m and an ad­di­tional two sales with a mean sell­ing price of R3,375m were con­cluded.

“It is now an es­tab­lished a fact that the south coast mar­ket hit a high around 2006-07 and that most ar­eas have ex­pe­ri­enced sub­stan­tial de­creases in vol­ume and value since then,” says Eras­mus.

In Rams­gate, the low­est point seems to have been reached in 2010, when sec­tional ti­tle val­ues dropped to an av­er­age of R807,000 as op­posed to the R1.264m achieved in 2007. Since 2010, sec­tional ti­tle val­ues seem to be hold­ing their own, even show­ing a slight in­crease. Free­hold sales have al­most mirac­u­lously shown a steady up­ward trend as far as value is con­cerned.

Value is only one side of the coin. Sales in Rams­gate have shown a marked de­cline since 2004, when the num­ber of free­hold units trans­ferred peaked at 347. Cur­rently, 80 free­hold trans­fers take place per year. Al­though not backed by sta­tis­tics, it is pos­si­ble that higher value prop­er­ties are just not sell­ing and sell­ers in the R800,000-R1m price range are hold­ing out to get their price de­spite low­ish sales vol­umes.

Rams­gate has sev­eral spec­tac­u­lar homes and one such prop­erty has re­cently come on to the mar­ket. The gra­cious Bavar­ian home was de­signed by a Ger­man ar­chi­tect and fea­tures wood­work de­signed and fit­ted by a Bavar­ian car­pen­ter spe­cially brought out to com­plete the work.

The home un­der­went a R2m up­grade in 2008 and al­though many of the orig­i­nal fea­tures re­main, it now has a mod­ern, stylish look. Sit­u­ated on a prop­erty mea­sur­ing 7,855m2, the 600m2 dwelling en­joys both dis­tant sea views and in­land vis­tas.

The prop­erty com­prises a main house with three bed­rooms as well as a fully fit­ted one-bed­room apart­ment and fea­tures high-end fin­ishes in­clud­ing solid Oregon Ger­man-de­signed win­dow frames and doors and lou­vered shut­ters on all the bed­room win­dows. There is mar­ble and traver­tine floor­ing through­out the liv­ing ar­eas and pure wool car­pets in the bed­rooms. The draw­ing room — com­plete with fire­place — opens out onto a large veranda that makes the most of the views.

There is a sep­a­rate TV lounge, a for­mal lounge and study as well as a fit­ted kitchen with solid oak units and gran­ite work­tops. As an added bonus, there is also a walkin pantry and sep­a­rate scullery.

The main bed­room has an im­pres­sive en-suite bath­room and a large walk-in dress­ing room.

The home has ducted air con­di­tion­ing through­out, and the down­stairs en­ter­tain­ment area has a bar, his and hers chang­ing rooms, a wine cel­lar, sauna, hobby room and a heated swim­ming pool. The staff quar­ters fea­ture a kitchen and bath­room.

In ad­di­tion to the man­i­cured gar­dens that sur­round the home, the ad­ja­cent prop­er­ties col­lec­tively have plan­ning per­mis­sion for four ad­di­tional homes.

Price: R5.999m Con­tact: Acutts Mar­gate Willem Eras­mus 082 654 5035 Of­fice 039 312 2512

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