Neighbourhood Spotlight on Plumstead

Lake Properties                      Lake Properties      

Lake Properties                    Lake Properties

If you’re looking for a suburb that’s family-friendly, well-connected, and still reasonably priced compared to its neighbours, Plumstead should definitely be on your radar. Tucked between Wynberg and Constantia, it offers a relaxed lifestyle without losing easy access to the city or the Southern Suburbs’ best schools.

---

🎓 Schools Around Plumstead

One of Plumstead’s biggest drawcards is its access to good schools. Families are spoiled for choice: John Graham Primary, Timour Hall Primary, and Plumstead High are all right in the area. For those willing to drive a few minutes, you’ve also got Wynberg Boys and Wynberg Girls—two of Cape Town’s top-performing schools.

For parents, this means school runs are short and convenient, and you don’t need to live right in Constantia or Claremont to give your kids a quality education.

---

🚇 Getting Around

Commuters will love Plumstead’s location. It sits neatly between the M3 and M5 highways, which makes heading into town, the airport, or even the False Bay coastline pretty painless. Public transport is decent too, with Plumstead train station and taxis running along the busy Main Road.

Shopping is easy—Pick n Pay, Checkers, and small local shops are dotted along Main Road. And if you’re in the mood for something more upmarket, Constantia Village is just 10–15 minutes away.

---

☕ Lifestyle and Local Favourites

Plumstead isn’t flashy, but that’s exactly its charm—it’s laid-back and community-driven. You’ll see kids riding bikes, families walking their dogs, and neighbours greeting each other at the park.

• For coffee and cake: Four & Twenty in nearby Wynberg Chelsea is a local favourite.
• For green space: Keurboom Park is perfect for family outings and dog walks.
• For weekends: You’re spoiled—Tokai forest for a walk, Constantia wine farms for a long lunch, or Muizenberg beach for a quick surf.

---

💰 Property Prices in Plumstead (2025 Snapshot)

Here’s the part most buyers are waiting for: what does it cost to live here?

• Townhouses & apartments: From around R1.2m to R2.5m
• Family homes: Generally between R2.5m and R4.5m

Compared to Claremont and Newlands, Plumstead gives you more house for your money. It’s one of the reasons young families and first-time buyers love it—plus retirees looking to downscale find it appealing too.

---

📈 Where the Market is Heading

Plumstead has seen steady growth over the past few years. As prices in Claremont and Newlands climb higher, more buyers are turning their attention here. Well-renovated homes, especially those close to schools and parks, are in demand and tend to sell quickly.

Rental demand is also strong, particularly from young professionals who want a quiet suburb but still need good access to the city.

---

🌟 Why People Choose Plumstead

What people love:
✅ More affordable than neighbouring suburbs
✅ Lots of schools nearby
✅ Quiet, leafy streets with a real community feel
✅ Easy access to highways and transport

What’s not so perfect:
❌ Main Road traffic can get hectic
❌ Stands are smaller than in Constantia
❌ If you want nightlife, you’ll need to head to Claremont or the city

---

🔑 Agent’s Tip

I often tell my clients: Plumstead is the sweet spot if you want the lifestyle of the Southern Suburbs without Constantia prices. Homes close to Wynberg or near Keurboom Park usually attract the most interest—so if you see one pop up, don’t wait too long.

---

📞 Thinking of Buying in Plumstead?

If Plumstead sounds like it could be home, I’d be happy to show you around or send you the latest listings before they hit the big property websites. Get in touch, and let’s find the right fit for you.

Lake Properties                      Lake Properties

What information would you like to know before buying a new build house on a housing development?

Lake Properties                      Lake Properties

Lake Properties                       Lake Properties

If you’re buying a new-build house on a housing development, you want to go in with your eyes wide open — because you’re not just buying a home, you’re also buying into the builder’s reputation, the quality of the build, and the future of the entire neighbourhood.

Here’s a thorough checklist of the key information to get before signing anything:

---

1. The Developer & Builder

• Reputation & Track Record – Research previous projects. Were there delays, poor workmanship, or complaints?
• Financial Stability – A struggling developer could abandon the project midway.
• NHBRC Registration – In South Africa, the builder must be registered with the National Home Builders Registration Council.
• Snag Policy – How do they handle defects after handover? What’s their response time?

---

2. The Property Itself

• Exact Plans & Specifications – Ensure you have the final signed floor plan, finishes list, and materials specification in writing.
• Warranties & Guarantees – NHBRC cover (5 years structural), appliance warranties, and roof/paint guarantees.
• Customisation Options – Can you choose finishes, fittings, or layout changes, and at what cost?
• Defect Liability Period – The time you have to report snags (usually 3 months for minor defects, longer for structural issues).
• Inclusions vs Extras – Things like landscaping, fencing, light fittings, and built-in cupboards are often not included unless specified.

---

3. The Development

• Phasing & Completion Timeline – Will you be moving into a construction site for the next 3 years?
• Amenities & Infrastructure – Schools, shops, parks, transport links, and promised facilities (check if they’re actually planned or just “conceptual”).
• Levies & Rates – Monthly costs for security, maintenance, HOA fees; check if they are fixed or subject to increases.
• Rules & Restrictions – Building guidelines, pet policies, parking rules, home business limitations.
• Future Density – Will the developer add high-rise blocks, low-cost housing, or other buildings that change the character/value of the estate?

---

4. Location & Surroundings

• Neighbourhood Growth Plans – Any planned highways, malls, factories, or rezoning nearby?
• Environmental Factors – Drainage, flood risk, soil quality, noise levels.
• Traffic Flow – Will access roads cope once all homes are occupied?

---

5. Financial & Legal

• Purchase Price vs Market Value – Check with an independent property valuer.
• Transfer & Bond Registration Costs – Some developers cover these, but only if you use their attorneys.
• Payment Schedule – Is it a deposit + final payment, or staged payments linked to build progress?
• VAT & Fees – New builds usually include VAT (no transfer duty), but always confirm.
• Completion Date & Penalties – What happens if they run late? Do you get compensated?
• Resale Restrictions – Can you sell before the development is complete? Any penalties?

---

💡 Tip: Always get everything in writing — verbal promises in showhouses often vanish faster than fresh paint smell.

Lake Properties                       Lake Properties  

Merry Christmas from Lake Properties

Lake Properties                            Lake Properties

Do I want a new construction or an older home

Lake Properties

Choosing between a new construction and an older home depends on your lifestyle, preferences, and long-term goals. Here are some factors to consider:

Why Choose New Construction?

1. Customization: You can often choose layouts, finishes, and upgrades.

2. Energy Efficiency: Newer homes are built with modern materials and appliances that save on utility costs.

3. Low Maintenance: Everything is brand new, so fewer repairs are needed in the short term.

4. Warranties: Most builders offer warranties on workmanship and systems.

5. Modern Features: Open floor plans, smart home technology, and energy-efficient systems are standard.

Why Choose an Older Home?

1. Character and Charm: Older homes often have unique architectural details and a sense of history.

2. Established Neighborhoods: Older homes are typically in well-established areas with mature landscaping and larger lots.

3. Cost: Depending on the market, older homes may be more affordable or offer better value.

4. Renovation Potential: If you enjoy projects, you can personalize and increase the value of an older home.

5. Location: They may be closer to city centers or highly desirable areas where new construction is limited.

Questions to Ask Yourself:

1. Budget: Can you afford the potential higher upfront costs of new construction or the maintenance costs of an older home?

2. Time and Skills: Are you willing to invest time and money into renovations if needed?

3. Lifestyle: Do you prefer a move-in-ready home