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Cape Town, Western Cape, South Africa
Lake Properties, Cape Town is a young and dynamic real estate agency located in Wynberg, Cape Town. We offer efficient and reliable service in the buying and selling of residential and commercial properties and vacant land in the Southern Suburbs including Bergvliet,Athlone,Claremont,Constantia,Diepriver,Heathfield,Kenilworth,Kenwyn,Kreupelbosch, Meadowridge,Mowbray,Newlands,Obervatory,Pinelands,Plumstead,Rondebosch, Rosebank, Tokia,Rondebosch East, Penlyn Estate, Lansdowne, Wynberg, Grassy Park, Steenberg, Retreat and surrounding areas . We also manage rental properties and secure suitably qualified tenants for property owners. Another growing extension to our portfolio of services is to find qualified buyers for business owners who want to sell businesses especially cafes, supermarkets and service stations. At Lake Properties we value our relationships with clients and aim to provide excellent service with integrity and professionalism, always acting in the best interest of both buyer and seller. Our rates are competitive without compromising quality and service. For our clients we do valuations at no charge
Showing posts with label #capetown #capetownsouthafrica #capetownhouseforsale. Show all posts
Showing posts with label #capetown #capetownsouthafrica #capetownhouseforsale. Show all posts

Tuesday, 13 January 2026

Why the Kramats of Cape Town Matter and why it must be Respected as a part of our Heritage

 


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Lake Properties                  Lake Properties

Why the Kramats of Cape Town Matter: History, Respect, and Living Heritage

Cape Town is often described through its mountains, beaches, and architecture. But beneath the visible city lies a deeper layer of history—one that predates many suburbs, roads, and property boundaries. The kramats of Cape Town are part of that foundation.

They are not tourist curiosities.
They are not myths.
They are sacred sites tied directly to the origins of Islam in South Africa and the early struggle against colonial oppression.

Understanding why the kramats exist, when they were established, and why they must be respected is essential to understanding Cape Town itself.


What Is a Kramat?

A kramat is a shrine or burial site of a respected Muslim spiritual leader—usually an imam, scholar, or teacher—who played a pivotal role in the early Cape Muslim community.

The word comes from karamat, meaning spiritual integrity, moral authority, or virtue. In practical terms, a kramat marks the resting place of someone whose life carried religious, social, and political weight.

In Cape Town, kramats are places of:

  • remembrance,

  • prayer,

  • reflection,

  • and historical continuity.


When Were the Cape Town Kramats Established?

Most kramats in Cape Town were established between the late 1600s and early 1800s, during Dutch East India Company rule and the early British period.

This places them among the oldest religious heritage sites in South Africa.

Key examples include:

  • Sheikh Yusuf of Macassar
    Arrived at the Cape in 1694 as a political exile. Died in 1699.
    His kramat in Faure is widely regarded as the first and most significant kramat in the country.

  • Sayed Abdurahman Moturu
    A prominent scholar exiled to the Cape. His kramat is located in Constantia.

  • Sheikh Madura
    A spiritual leader associated with Robben Island and Signal Hill.

  • Tuan Guru (Imam Abdullah ibn Qadi Abdus Salaam)
    While not always classified under traditional kramats, his burial and legacy are central to Cape Muslim history. He died in 1807 and was instrumental in establishing the first mosques.

In real terms, these sites represent over 300 years of continuous religious presence in Cape Town.


Why Were the Kramats Established?

The kramats were not planned monuments. They emerged out of exile, resistance, and survival.

1. Political Exile and Colonial Control

Many of the men buried at kramats were political prisoners and scholars from Indonesia, India, and Southeast Asia. The Dutch exiled them to the Cape because they were influential and capable of mobilising resistance.

The Cape was meant to silence them.
It failed.

2. Preserving Islam Under Slavery

For decades, enslaved people at the Cape were forbidden from openly practising Islam. Mosques were restricted or banned.

Kramats became quiet anchors of faith—places where religious identity could survive when public worship could not.

3. Symbols of Resistance, Not Submission

These sites exist because their occupants refused to abandon belief, discipline, or leadership, even in isolation and imprisonment.

That is why many kramats are located:

  • on mountain slopes,

  • near the sea,

  • or away from colonial centres.

Their locations were deliberate. They reflect isolation imposed by authority—and resilience in response to it.


Why the Kramats Must Be Respected Today

Respecting the kramats is not optional. It is rooted in law, religion, and ethics.

  • They are active sacred sites for Cape Muslims.

  • They are protected heritage sites under South African law.

  • They form part of the oldest continuous Muslim community in the Southern Hemisphere.

  • They existed long before many modern suburbs and developments.

Disrespecting a kramat is not harmless behaviour. It is a rejection of:

  • religious freedom,

  • historical truth,

  • and the lived experience of a community shaped by exile and slavery.


The Bottom Line

The kramats of Cape Town exist because powerful men were exiled to erase their influence—and instead laid foundations that still stand centuries later.

They deserve respect because they represent:

  • faith under force,

  • leadership under isolation,

  • and history that outlived colonial rule.

To understand Cape Town properly, you have to understand its kramats.


Lake Properties Pro-Tip

When buying or selling property near heritage or religious sites in Cape Town—especially in areas like Signal Hill, Constantia, Faure, or the Bo-Kaap—heritage awareness matters. Proximity to protected sites can influence zoning, development rights, and long-term value. Always work with an agent who understands local history, heritage overlays, and cultural sensitivities—it protects both your investment and the city’s legacy.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

If you know of anyone who is thinking of selling or buying property,please call me

Russell 

Lake Properties

ww.lakeproperties.co.za 

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                    Lake Properties

Surrey Estate is a working class,centrally located suburb of Cape Town

  


Lake Properties                     Lake Properties

Lake Properties                       Lake Properties

Houses for Sale in Surrey Estate, Cape Town: What Buyers Need to Know

Surrey Estate is one of those Cape Town suburbs that quietly delivers value. It does not chase hype. It offers space, practicality, and pricing that still makes sense in a market where affordability is tightening.

If you are searching for houses for sale in Surrey Estate, Cape Town, you are likely looking for a freestanding home, decent land size, and a price point that remains achievable without sacrificing location.

This suburb fits that brief.

Why Buyers Are Looking at Surrey Estate

Surrey Estate sits close to Athlone, Lansdowne, and Wetton. That positioning matters. You get easy access to major transport routes, schools, places of worship, and retail nodes without paying Southern Suburbs premiums.

Most homes in Surrey Estate are older, solidly built properties on generous plots. That means real yards. Real parking. And in many cases, room to extend, add a separate entrance, or create dual living.

For buyers priced out of neighbouring areas, Surrey Estate often becomes the logical next move.

What Types of Houses Are for Sale in Surrey Estate

The housing stock is straightforward and functional.

You will mainly find:

  • Three- and four-bedroom houses

  • Freestanding homes on 300–600 sqm plots

  • Properties with flatlets or dual-living potential

  • Homes that range from move-in ready to renovation projects

Prices typically sit between R1.5 million and R3 million, depending on condition, size, and extras. Larger homes with multiple bathrooms or income potential can push higher, but value per square metre remains competitive.

This is not a suburb of new developments. Buyers who succeed here understand they are buying structure, land, and location — then improving over time.

Is Surrey Estate a Good Investment?

From an investment perspective, Surrey Estate ticks several boxes.

Rental demand is consistent. Extended families are common. Separate entrances and backyard units are in demand. That creates opportunities for buyers who think beyond single-use homes.

Capital growth is steady rather than explosive. This is not a speculative suburb. It is a buy-and-hold area where returns come from sensible pricing and rental yield, not short-term flips.

For first-time buyers, it is often a stepping-stone suburb. For investors, it is about cash flow and flexibility.

What Buyers Should Watch Out For

Be direct about this: not every house in Surrey Estate is turnkey.

Some properties need electrical upgrades. Some need roofing attention. Security varies from street to street. A physical viewing is non-negotiable.

Buyers who do proper inspections and factor realistic renovation costs tend to do well here. Buyers who rely only on listing photos usually do not.

Who Surrey Estate Is Best Suited For

Surrey Estate works well for:

  • First-time buyers wanting space without over-borrowing

  • Families needing multiple bedrooms at a realistic price

  • Buyers looking for dual living or rental income

  • Investors focused on yield rather than prestige

If you are chasing lifestyle branding, this is not it. If you want a solid house, in a functional location, with room to add value, it deserves serious consideration.


Lake Properties Pro-Tip

In Surrey Estate, value is often hidden behind dated finishes. Do not overpay for cosmetic upgrades. Focus on structure, land size, and zoning potential. The best deals are homes with good bones that allow future extensions or separate entrances. Buy correctly on day one, and the numbers work long after the paint fades.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

If you know of anyone who is thinking of selling or buying property,please call me

Russell 

Lake Properties

ww.lakeproperties.co.za  

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                     Lake Properties


Wednesday, 7 January 2026

Can you legally buy an RDP house from a seller or housing beneficiary in Cape Town




Lake Properties                     Lake Properties

Lake Properties                   Lake Properties

 Can you legally buy an RDP house from a seller in Cape Town? Most buyers get this wrong.

The short answer is no. Not unless strict legal conditions are met. Ignore this and you risk losing your money, the property, or both.

RDP houses are not ordinary property.
They are state-subsidised homes issued under South Africa’s housing programme. Because public money paid for them, the state controls how and when they can be sold. That control sits on the title deed. It does not fall away because the owner wants to sell or needs cash.

The eight-year resale restriction is the first wall.
For the first eight years after allocation, an RDP house may not be sold. Full stop. Any private sale during this period is illegal. No conveyancer can register it. The Deeds Office will reject it. If you pay anyway, you do not become the owner. You become an unlawful occupant with no title rights.

This is common in Cape Town.
Buyers see listings in areas like Delft, Khayelitsha, Philippi, Mitchells Plain, and even parts of the Southern Suburbs. Prices look cheap. R200,000 to R400,000. Cash deals. Fast handovers. No agents. No lawyers. These are red flags. Most of these houses are still within the restriction period.

After eight years, the state still comes first.
Even once the eight years have passed, the owner cannot sell freely. The Western Cape Department of Human Settlements has the first right to buy the property back. The seller must apply for permission to sell. If the department waives this right in writing, only then can the house be sold to a private buyer.

No waiver means no legal sale.
A verbal approval is meaningless. A WhatsApp message means nothing. Without written confirmation, transfer cannot happen.

Title deeds are another major problem.
Many RDP houses in Cape Town still do not have title deeds issued. Some remain registered in the name of the state. Others are stuck in administrative backlogs that can take years to resolve. If the seller does not have a title deed in their name, there is nothing to transfer to you. Paying before title exists is reckless.

Occupation does not equal ownership.
Living in the house does not protect you. Renovating it does not protect you. Paying municipal bills does not protect you. If the sale is illegal, the state can reverse it. You may be forced to vacate. You will not be compensated for improvements. The law does not side with buyers who enter unlawful transactions.

Banks will not touch these deals.
You cannot get a home loan on a restricted RDP property. You cannot refinance it. You cannot sell it easily later. That kills resale value and traps your capital. What looks like a bargain becomes an illiquid asset with legal risk attached.

This is what you should do before even discussing price.
Ask for the title deed. Check the registration date. Confirm that at least eight years have passed. Demand written confirmation from Human Settlements that their first right to buy has been waived. Instruct a conveyancing attorney before you pay anything. If any document is missing, walk away.

If the seller pushes urgency, offers a cash discount, or says “everyone does it,” you are being set up to absorb their problem.

Lake Properties Pro-Tip
If a property in Cape Town cannot be transferred legally today, it is not an investment and it is not a bargain. It is a liability wearing a low price tag. Always buy title, not promises.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

If you know of anyone who is thinking of selling or buying property,please call me

Russell 

Lake Properties

www.lakeproperties.co.za 

 info@lakeproperties.co.za 

083 624 7129 

Lake Properties                   Lake Properties


Wednesday, 31 December 2025

Thank You from Lake Properties, Cape Town

Lake Properties                     Lake Properties

Thank you to everyone who made 2025 such a successful year. 

I look forward to working with you in the 2026

Russell 
Lake Properties 
www.lakeproperties.co.za 
info@lakeproperties.co.za 
083 624 7129

Lake Properties                       Lake Properties

Saturday, 20 September 2025

A day in the life of a church in Rondebosch East

Lake Properties

Lake Properties

Early Morning

  • The church building and staff begin preparing for the day. Sometimes volunteers arrive early to open the doors, turn on lights, check sound systems, tidy up, prepare for services, etc.
  • For churches that have daily prayer or worship (or Mass), morning prayers or a Eucharist / communion service may be held. If not daily, then morning devotions or a prayer meeting.
  • Staff or volunteers might be involved in pastoral tasks: checking in on elderly congregants, arranging transport for those who need it, or preparing outreach or community care for the day.

Mid-morning

  • Sunday services are a key part of the week: gathering for worship, singing, preaching/sermon, prayer, offering, possibly children’s ministry. Many people in the neighbourhood will attend, some walking, others driving.
  • Choir or music teams may rehearse beforehand. People greeting each other, handshake / hugs, catch up.
  • For younger children: Sunday School or a kids’ program during service. Some churches offer creche or toddler care.

After the Main Service

  • Fellowship: people stay behind to chat, have tea or coffee, sometimes snacks. Good opportunity to connect, share news, prayer requests.
  • Ministries meet: small groups, Bible study groups, youth or children’s ministry meetings. Sometimes outreach initiatives (food parcels, visiting sick or elderly).
  • Church leadership / staff might hold meetings: deacons, elders, ministry coordinators. Planning, financial reports, scheduling, follow-up on previous initiatives.

Afternoon

  • In many cases, the church building may be used by community groups: meetings, support groups, possibly hall rentals.
  • Pastoral visits: ministers or lay visitors might go to homes, hospitals, retirement homes.
  • Administrative work: answering phone calls, emails, coordinating schedules, fundraising, maintenance of the building, cleaning.

Evening

  • Evening service: many churches host an evening service, perhaps more informal or oriented toward youth or young adults. Might include worship, prayer, teaching.
  • Some churches run mid-week programs (e.g. Bible Study, Life Groups, Choir practice, Prayer Meetings). These might be on a weekday evening.

Community Engagement

  • Outreach to the broader community: maybe a feeding scheme, youth mentorship, visiting or helping neighbours, offering educational or skills classes.
  • Social justice / care work: helping in times of crisis (illness, deaths, social issues), offering counselling.
  • Partnering with local schools, NGOs, or other churches for joint events or needs.

Night / Close of Day

  • The church facility is cleaned and locked up. Lights, sound, utilities shut down.
  • Staff and volunteers reflect: debrief meetings, prayer, planning for upcoming days / Sunday.
  • Some people may hold prayer vigils or late‐night prayer meetings, depending on tradition.

If we use Masjied Ghiedmatiel Islamia (in Rondebosch East) as a case study, there are some specific features:

  • The mosque offers five daily prayers; so there will be prayers at dawn, midday, afternoon, sunset and night.
  • There are educational classes (madressa) for youth.
  • The facility is used for community gatherings, lectures, programmes especially during Ramadan (Iʿtikāf, Tarāwīḥ), iftār, etc.
  • They have ablution / washing facilities (“ghusl khana”) and handle burial society support.

If you know of anyone who is thinking of selling or buying property,please call me 

Russell Heynes 

Lake Properties 

www.lakeproperties.co.za 

info@lakeproperties.co.za 

Lake Properties                       Lake Properties

Sunday, 4 May 2025

What is the process of lodging a claim against a deceased estate in South Africa

Lake Properties                    Lake Properties

Lake Properties                   Lake Properties

Here's a more detailed explanation of the process of lodging a claim against a deceased estate in South Africa:


1. Notice of Estate and Opportunity to Lodge a Claim

After a person dies:

  • The Master of the High Court appoints an executor of the estate (often named in the will).
  • The executor is legally required to publish a notice in a local newspaper and in the Government Gazette.
  • This notice calls on all persons with claims against the estate to submit them in writing within a period of 30 days from the date of the notice.

This step is crucial because if you fail to lodge your claim within the prescribed period, your claim may be excluded from the estate distribution.


2. Drafting the Claim

Your claim must be clearly documented and contain the following:

  • Your full name, contact details, and ID number
  • Deceased's details (name, date of death, estate number)
  • Detailed description of the debt or obligation, e.g.:
    • A loan you gave to the deceased
    • An unpaid invoice
    • A lease agreement or damages
  • Amount claimed, clearly stated in rands
  • Supporting documentation, such as:
    • Signed agreements
    • Invoices or receipts
    • Bank records
    • Correspondence acknowledging the debt
  • Your banking details for repayment

3. Submission of the Claim

You must submit your claim directly to the executor handling the estate. The estate notice will specify the name and contact details of the executor or their attorney. Submission methods may include:

  • Hand delivery
  • Email or post (only if allowed by the executor)

It's best to confirm receipt of your claim.


4. Evaluation by the Executor

The executor will:

  • Review all submitted claims
  • Determine the validity and priority of each claim
  • Consider whether the estate is solvent (able to cover all debts)
  • Prepare a Liquidation and Distribution Account (L&D Account) which includes accepted claims and how they will be paid

The L&D Account is submitted to the Master of the High Court and then advertised again for inspection and objection.


5. If the Claim is Disputed

If the executor rejects your claim:

  • The executor must notify you of the rejection.
  • You may attempt to resolve the matter informally.
  • If not resolved, you can initiate legal proceedings in court to have your claim recognized and enforced.

This usually involves issuing a summons in the Magistrate’s Court or High Court, depending on the value and nature of the claim.


6. Payment

If your claim is accepted and the estate has sufficient funds:

  • You will be paid in accordance with the ranking of creditors.
  • Secured creditors (e.g., bond holders) are paid first.
  • Then preferent creditors (e.g., SARS or unpaid wages).
  • Unsecured creditors (like personal loans) come last.

Sample Ranking of Creditors:

  1. Executor's fees and administration costs
  2. Secured creditors (with a bond over property)
  3. Preferent creditors (e.g., taxes owed, employee wages)
  4. Unsecured creditors (like personal loans or service providers)

Lake Properties                    Lake Properties

Friday, 2 May 2025

What should I know before building a house to sell in South Africa?

Lake Properties                    Lake Properties

Lake Properties                    Lake Properties

Here’s a detailed breakdown of what you should know before building a house to sell in South Africa:


1. Legal and Regulatory Compliance

Zoning and Title Deeds

  • Zoning: Ensure the land is zoned for residential purposes. Some areas have restrictions on density (e.g., one dwelling per stand), height limits, or land use (e.g., agricultural or mixed-use).
  • Title Deed Restrictions: Check the title deed for any servitudes or building restrictions (like height limits or shared access).

Building Plan Approval

  • Submit your building plans to the local municipal council.
  • Plans must comply with the National Building Regulations and Building Standards Act.
  • Approved plans are essential to avoid penalties or demolition orders.

NHBRC Registration

  • You must register as a home builder with the National Home Builders Registration Council (NHBRC) if you intend to sell the home.
  • NHBRC provides a warranty for the structure (usually 5 years), and failure to register can lead to legal action.

Occupancy Certificate

  • After construction, the local authority must inspect the property and issue a Certificate of Occupancy, proving it's safe to live in.
  • You cannot legally sell or occupy the property without this.

2. Market Research

Understand the Target Market

  • Are you building for first-time buyers, middle-income families, retirees, or investors?
  • Tailor the design, finishes, and pricing to their preferences.

Location Considerations

  • Properties near schools, public transport, hospitals, shopping centers, and job nodes are in higher demand.
  • Crime rate, local amenities, and municipal services also affect value.

Competitive Analysis

  • Study recent property sales and trends in the area to price your property appropriately.
  • Use platforms like Property24, Private Property, and Lightstone for data.

3. Design and Construction

Cost-Effective Design

  • Aim for functional, attractive layouts with popular features (e.g., open-plan kitchens, en-suite bathrooms).
  • Use durable, low-maintenance materials to appeal to buyers and keep costs down.

Compliance with Building Standards

  • Ensure the structure meets SANS 10400 standards, including energy efficiency (e.g., insulation, solar geysers).

Construction Team

  • Use registered, experienced contractors.
  • Sign clear contracts covering timelines, payment schedules, penalties for delays, and workmanship guarantees.

Snag List and Inspections

  • Conduct thorough inspections during and after construction.
  • Fix snags (e.g., poor finishes, plumbing issues) before listing the property.

4. Financial Planning and Budgeting

Initial Costs

  • Land Purchase
  • Professional Fees (architect, engineers, conveyancer, QS)
  • Municipal Fees (plan approvals, service connections)

Construction Costs

  • Labour, materials, project management
  • Allow a 10–15% contingency for unexpected overruns.

Sales Costs

  • Estate agent commission (typically 5–7% of sale price)
  • Legal fees and compliance certificates (electrical, plumbing, gas, beetle, etc.)

Return on Investment (ROI)

  • Compare total cost (land + construction + fees) with expected market value.
  • Use property development calculators to assess profitability.

5. Sales and Marketing Strategy

Selling Methods

  • Real Estate Agent: Offers expertise in pricing, negotiation, and marketing.
  • Private Sale: More control, but requires effort and legal know-how.

Marketing

  • Use property websites, social media, and local advertising.
  • High-quality photos, virtual tours, and staging can increase buyer interest.

Timing the Market

  • Traditionally, spring and early summer see more buyer activity.
  • Monitor interest rate trends and economic conditions (e.g., repo rate affects affordability).

6. Tax and Legal Implications

Capital Gains Tax (CGT)

  • If the property is not your primary residence, profit from the sale is subject to CGT.
  • Calculated based on the base cost (land + building + costs) vs. the selling price.

Transfer Duty vs VAT

  • If you're not VAT-registered, the buyer pays transfer duty.
  • If you are VAT-registered, you may charge VAT (15%) on the sale, but then the buyer doesn’t pay transfer duty.
  • Speak to a tax advisor to determine your best tax structure (individual vs. company/trust).
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Cheap Houses for Sale in Cape Town by Owner: The Brutally Honest Truth

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