The Role of the Deeds Office in Property Transfers in Cape Town

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

Saturday, 10 January 2026

What if the landlord sells the house,what are your rights as a tenant in Cape Town

Lake Properties

Lake Properties

What happens when the landlord sells

If your landlord sells the property, your lease doesn’t automatically end. The tenant’s right to remain under an existing lease generally takes priority over the sale — the buyer steps into the shoes of the old landlord and must honour the lease until it ends.

The law and the big ideas (explained simply)

1) “Lease goes before sale” — huur gaat voor koop

There’s a long-standing legal principle (from Roman-Dutch/common law) called “huur gaat voor koop” — literally “the lease goes before the sale.” Practically this means that if you signed a lease before the property was sold, the new owner inherits that lease and cannot simply kick you out because they bought the house. Your rent, the lease length, and other agreed terms stay in force until the lease expires or is lawfully ended.

2) If your lease still has time to run

If you’re on a fixed-term lease (for example, until 31 August 2026):

The new owner must respect that lease. They become the landlord and are bound by the lease’s material terms (rent, repairs, notice periods, etc.).

3) If your lease has expired and you’re month-to-month

If the written lease period has ended and you’re now on a periodic/month-to-month basis:

The new owner can give you lawful notice to vacate — but they must follow the notice rules set out in your lease or by law (commonly at least one full calendar month if that’s what the lease or practice requires). They cannot just change the locks without following due process.

4) Security deposit — what happens to it

The seller (old landlord) should transfer your deposit and any accrued interest to the purchaser as part of the sale process. The new owner then holds the deposit and is responsible for returning it at the end of the tenancy (less any proper deductions). Always ask for written confirmation that the deposit was transferred.

5) Showings, privacy and reasonable notice

While the house is on the market, the landlord/agent may want to show prospective buyers through the property. Even then, you still have the right to reasonable notice and quiet enjoyment. The landlord must arrange viewings at reasonable times and give you notice — they can’t just bring strangers in at any hour. If showings become unreasonable, raise it in writing and, if necessary, get legal advice.

6) If the new owner wants you out before the lease ends

The new owner cannot evict you without following legal procedures. If they try to evict you, they must obtain a court order — and in most residential cases the Prevention of Illegal Eviction from and Unlawful Occupation of Land Act (PIE) applies, which requires that evictions be just, equitable and procedurally correct (notice, hearing, court order). Unlawful or forcible evictions (changing locks, removing possessions without a court order) are illegal.

7) What if you’ve breached the lease?

If you’ve broken important lease terms (for example, not paying rent), the new owner can pursue the usual remedies — but they still must follow lawful eviction procedures (court application under PIE if applicable). Being in breach removes some protections but does not allow illegal self-help by the owner.

8) Things that the huur-goes-before-koop rule doesn’t always cover

Some lease side-agreements might not transfer automatically — for example, special options or personal promises that are not part of the essential landlord–tenant relationship may not bind the buyer in every case unless the buyer knew about them when buying. If you have something unusual in writing (an option to buy the property, for instance), get legal advice.

Practical steps you can take (what to do right now)

Ask for written confirmation of the sale and who the new owner is (name, contact, where to pay rent).
Get written proof that your deposit has been transferred to the new owner (or ask the seller and buyer to confirm in writing).
Keep paying rent on time and keep receipts — paying rent protects your legal position.
If you want to stay but the new owner suggests different terms, don’t sign anything you’re unsure about without reading carefully or seeking advice.
If the owner wants you to leave before your lease ends and you don’t want to leave, ask to see their legal notice and court papers before you do anything. If they try to force you out without a court order, call legal aid, the Rental Housing Tribunal or an attorney.
If showings are frequent or intrusive, request a written viewing schedule and reasonable notice in writing — you can agree to reasonable times but should not tolerate harassment or unreasonable intrusion.

When to get help

If the new owner refuses to acknowledge your lease or claims you must leave immediately — get legal advice or contact Legal Aid / a tenant advice organisation.
If the owner tries to evict you without a court order, contact the police (for illegal activity) and seek legal help — PIE protects occupiers from illegal evictions.

Lake Properties Pro-Tip

If your landlord tells you the property is being sold, ask them (in writing) for three things right away:

Name and contact details of the new owner (once known).
Written confirmation that your deposit and any interest have been transferred to the new owner.
Where to pay rent from now on (bank details and a written receipt protocol).

Keeping these as written records makes any dispute far easier to resolve — and shows you’re acting responsibly as a tenant. If anything looks wrong, take screenshots, keep emails, and get advice early.

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

Friday, 9 January 2026

Ottery is Not flashy. Not trendy. Functional, well-located,quietly resilient suburb of Cape Town

Houses for Sale in Ottery, Cape Town: Prices, Value, and What Buyers Should Expect

Ottery is one of those Cape Town suburbs that does not shout for attention. It does not need to. Buyers who understand value, space, and location keep coming back to it.

If you are searching for houses for sale in Ottery, Cape Town, you are likely looking for one thing: a solid family home at a price that still makes sense.

Here is how the market actually works.

Why Buyers Choose Ottery

Ottery sits in a strategic position in the Southern Suburbs.

It offers quick access to the M5 and M3. It is close to Claremont, Kenilworth, Lansdowne, and Wynberg. Schools, shopping centres, places of worship, and public transport are all nearby.

For many buyers, Ottery is not about lifestyle branding.
It is about convenience, space, and affordability.

That combination keeps demand steady.

Current House Prices in Ottery

The Ottery property market is mainly freehold houses. New developments are limited, which keeps existing homes in demand.

Entry-Level Homes (± R1.7m – R2.0m)

Mostly 2–3 bedroom houses
Older properties
Smaller plots
Often require renovations

These homes sell quickly because they offer an affordable entry into the Southern Suburbs market.

Mid-Range Family Homes (± R2.0m – R2.6m)

This is the most active price band.

3-bedroom family homes
Larger erven
Garages or secure parking
Some homes include pools or entertainment areas

Competition is strongest here. Well-priced properties often receive multiple enquiries within days.

Upper-End Homes (± R2.6m – R3.2m+)

4 to 6 bedrooms
Bigger homes with extensions or flatlets
Dual-living potential
Better finishes and security

Buyers at this level tend to compare Ottery with Grassy Park, Lansdowne, and parts of Plumstead. Pricing has to be realistic to secure a sale.

What Makes a House in Ottery Good Value

Not all homes in Ottery perform equally.

Value is driven by:

Street location
Parking and access
Approved building plans
Usable outdoor space
Potential for future improvements

A well-located 3-bedroom home with parking will always outperform a larger but poorly positioned property.

What Buyers Should Watch Out For

Ottery has many older homes. That comes with risks.

Unapproved extensions and flatlets
Outdated electrical or plumbing systems
Overcapitalised renovations
Noise and traffic in certain pockets

A good price means nothing if the property creates problems later.

Is Ottery a Good Investment Area?

Ottery is not a speculative market.

It is a stable, demand-driven suburb.

Rental demand remains strong
Family tenants stay longer
Capital growth is steady, not explosive

The best-performing properties are:

3-bedroom homes
Houses with flatlets
Properties close to schools and transport

Buy correctly and Ottery works. Overpay and it does not.

Final Word

Ottery appeals to buyers who value practicality over perception. Space over status. Access over aesthetics.

That is why houses for sale in Ottery continue to attract serious buyers year after year.

If the price is right, hesitation costs you the deal.

Lake Properties Pro-Tip

In Ottery, street selection matters more than house size. Before making an offer, check traffic flow, parking congestion, and neighbouring properties. A slightly smaller home in the right street will always outperform a bigger house in the wrong one.

Wednesday, 7 January 2026

What Is the 2% Rent Rule in Property Investment in Cape Town

The 2% rent rule is a quick test property investors use to judge whether a rental property has a chance of producing strong cash flow.

It is not a valuation tool.
It is not a guarantee.
It is a filter.

And it is deliberately strict.

The Rule Explained Simply

A property meets the 2% rent rule if the monthly rental income equals at least 2% of the purchase price.

Example:

Purchase price: R1,000,000
Target rent: R20,000 per month

If the rent hits that number, the property passes the test.

If it doesn’t, most cash-flow-focused investors move on immediately.

Why Investors Use the 2% Rule

Investors use this rule because it answers one question fast:

“Does this deal even deserve my time?”

It helps you:

Eliminate low-yield properties quickly
Avoid emotional buying
Focus on income, not just capital growth

In competitive markets, speed matters. This rule creates discipline.

The Hard Truth About the 2% Rule

The 2% rule is brutal by design.

In reality:

Most properties fail it
Especially in premium cities and lifestyle markets

It also ignores key costs:

Bond repayments
Interest rates
Municipal rates and taxes
Maintenance and repairs
Levies and body corporate fees
Vacancy risk

So passing the 2% rule does not mean the deal is profitable.
Failing it does not mean the deal is bad.

It just tells you where to look closer.

Does the 2% Rule Work in South Africa?

Yes—but not everywhere.

In Cape Town, especially the:

City Bowl
Atlantic Seaboard
Southern Suburbs

Most properties sit between 1% and 1.3% rental yield.

A deal achieving 1.5% or more is already considered strong in these areas.

Properties that hit 2% usually come with compromises:

Location further from economic hubs
Smaller units
Higher tenant turnover
More management intensity

Where the 2% Rent Rule Makes Sense

The rule is more realistic in:

Entry-level housing markets
Student accommodation
Multi-let or dual-income properties
Backyard or granny-flat setups
Value-add renovations

These strategies trade simplicity for yield.

When the 2% Rule Is the Wrong Tool

If your strategy is:

Long-term capital growth
Lifestyle property investment
Short-term or Airbnb rentals
Blue-chip suburb exposure

The 2% rule will reject almost every good opportunity.

That does not make it wrong.
It makes it irrelevant for that strategy.

The Smarter Way to Use the 2% Rule

Use it as:

A first filter
Not a final decision

Once a property passes:

Run a full cash-flow analysis
Stress-test interest rates
Factor in vacancies and maintenance
Compare net yield, not gross rent

Professional investors never stop at one metric.

Lake Properties Pro-Tip

In Cape Town, chasing the 2% rent rule blindly will push you into the wrong suburbs for your long-term goals.

Instead, aim for balanced deals:

1.3%–1.6% rental yield
Strong tenant demand
Proven capital growth nodes

Cash flow keeps you afloat.
Location builds your wealth.

Get both right—and the numbers start working for you.

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

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

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

Tuesday, 6 January 2026

How do you keep you garden and plants hydrated and in top condition over the summer months, in Cape Town

Your garden survives a Cape Town summer or it doesn’t. There is no middle ground.

Here is how you keep it hydrated and looking sharp when the heat and wind hit.

Water deep. Stop watering often.
Shallow watering fails in Cape Town. It trains roots to sit near the surface, where heat and wind kill them fast.
You water two to three times a week. No more. Each session must soak at least 25 to 30 cm into the soil.
If the soil is dry below your hand depth, you are wasting water.
Next step: Cut daily watering. Increase depth immediately.

Water early. Always.
Midday watering evaporates before it helps the plant. Evening watering can invite disease.
Early morning works because the soil absorbs water before heat and wind strip it away.
Next step: Set irrigation to finish before 8am.

Mulch everything that matters.
Bare soil is a mistake in this climate.
A 7 to 10 cm mulch layer can cut water loss by more than 40 percent in peak summer heat.
It also keeps roots cooler during 35 degree days.
Next step: Mulch all beds. Leave gaps around stems.

Fix the soil or keep paying for it.
Cape Town soil is often sandy. Water runs straight through it.
Compost changes that. It holds moisture longer and feeds roots steadily.
Gardens with compost need fewer watering cycles. That is measurable, not theory.
Next step: Work compost into beds now. Do not wait for winter.

Block the South-Easter.
Wind dries plants faster than sun.
If leaves look burned even though the soil is wet, wind is the problem.
Temporary shade cloth or permanent hedging solves it.
Next step: Protect exposed areas before the next heatwave.

Use drip irrigation. Skip sprinklers.
Sprinklers lose water to wind and evaporation. Drip systems deliver water where it matters.
That is why drip systems outperform sprinklers under water restrictions.
Next step: Convert high-use zones first. Lawns last.

Choose plants that belong here.
Indigenous and Mediterranean plants survive with less water because they evolved for this climate.
Exotics demand more water and fail faster under stress.
Next step: Replace high-maintenance plants as they die. Do not replant the same mistake.

Raise your mower blade.
Short lawns cook. Longer grass shades roots and holds moisture longer.
A lawn cut too low will need more water and still look worse.
Next step: Raise the blade. Water once or twice a week, deeply.

Feed lightly or not at all.
Heavy feeding in summer forces soft growth that burns in heat and wind.
Strong plants grow slower and survive longer.
Next step: Pause aggressive feeding until temperatures drop.

Watch daily. Act early.
Morning wilt means water now. Afternoon wilt can be heat stress, not drought.
Yellow leaves often mean too much water, not too little.
Next step: Adjust fast. Damage compounds quickly in summer.

Lake Properties Pro-Tip:
A well-managed garden adds real buyer appeal in Cape Town. Deep watering, mulch, and wind protection keep plants green through summer viewings. Buyers notice healthy gardens. They also notice dying ones. The difference shows up in offers.

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 Propertie

ww.lakeproperties.co.za info@lakeproperties.co.za

083 624 7129

Monday, 5 January 2026

Abandoned Houses in Cape Town: What Buyers and Investors Need to Know

Abandoned houses in Cape Town continue to attract attention from buyers looking for bargains and investors hunting for high-return opportunities. With property prices rising across much of the metro, the idea of finding a neglected or abandoned home at a below-market price is appealing. However, the reality is more complex — and often far riskier — than most people realise.

At Lake Properties, we regularly speak to buyers who believe abandoned houses are an easy entry point into the Cape Town property market. In practice, genuinely abandoned properties are rare, heavily regulated, and usually come with legal, financial, and structural complications that can outweigh the perceived savings.

Do Abandoned Houses Still Exist in Cape Town?

Yes, abandoned houses do still exist — but they are not sitting openly on the market waiting to be picked up.

In most cases, these properties fall into one of the following categories:

Long-vacant homes tied to deceased estates
Properties affected by ownership disputes or missing title deeds
Homes with substantial municipal rates and service arrears
Buildings that are uninhabitable or non-compliant with zoning and building regulations
Properties informally occupied after being neglected by owners

In high-demand areas, abandoned homes are quickly identified by neighbours, developers, or the City of Cape Town. If a property remains neglected for a long period, there is almost always a legal or financial reason.

Where Abandoned and Neglected Homes Are Commonly Found

While there is no public register of abandoned houses for sale in Cape Town, neglected and distressed properties tend to surface in:

Older suburbs with aging housing stock
Inner-city fringe areas undergoing regeneration
Areas where affordability pressures are high

These properties are often marketed not as “abandoned,” but as fixer-uppers, renovation projects, or investment opportunities — and this distinction matters for buyers.

For active listings, buyers should focus on verified platforms such as our Houses for Sale in Cape Town page, where all properties are properly vetted and legally marketable.

Why Buying an Abandoned House Is Not as Simple as It Sounds

The biggest mistake buyers make is assuming the purchase price reflects the true cost.

Hidden risks include:

Structural issues caused by years of neglect
Illegal building additions with no approved plans
Outstanding municipal debt that transfers with the property
Squatter or unlawful occupant eviction processes
Delays in transfer due to estate or title complications

Without professional guidance, what looks like a bargain can become an expensive, drawn-out project with no guaranteed return.

A Smarter Alternative: Distressed and Fixer-Upper Properties

At Lake Properties, we guide clients away from informal abandoned properties and towards legitimate distressed sales. These include:

Deceased estate properties with clear authority to sell
Bank-assisted or repossessed homes
Homes requiring renovation but with clean legal standing

These opportunities are far safer, easier to finance, and far more predictable from a return-on-investment perspective.

If you are considering an investment purchase, our Property Investment Opportunities in Cape Town section is a better starting point than chasing abandoned buildings with unclear ownership.

Who Should Consider Buying a Neglected Property?

Buying a neglected or semi-abandoned home makes sense for:

Experienced investors with access to capital
Buyers who understand renovation costs and timelines
Those working with an estate agent who knows the local area intimately

First-time buyers and under-capitalised investors should proceed with extreme caution.

If affordability is your main concern, you may be better served by exploring Affordable Houses for Sale in Cape Town rather than high-risk abandoned properties.

The Role of an Experienced Estate Agent

An experienced estate agent does more than find listings. At Lake Properties, we:

Identify off-market distressed opportunities
Verify title deeds, zoning, and municipal compliance
Flag legal and financial red flags early
Negotiate realistic prices based on renovation scope

This level of due diligence protects buyers from costly mistakes that are common in abandoned or neglected property purchases.

Lake Properties Pro-Tip

A neglected house can be a smart investment. A legally abandoned house rarely is. At Lake Properties, we focus on properties that are tradable, financeable, and compliant — because no discount is worth years of legal trouble. If the deal relies on shortcuts, missing paperwork, or informal arrangements, walk away.

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

Sunday, 4 January 2026

The Company’s Garden in Cape Town: A Living Witness to the City’s Origins

The Company’s Garden is not just another green space in Cape Town’s CBD. It is where the city quite literally began to feed itself. Long before Cape Town became a modern metropolis, this stretch of land at the foot of Table Mountain was a working garden, carved out of necessity rather than beauty.

When Jan van Riebeeck and the Dutch East India Company (VOC) arrived in 1652, the Cape was never intended to be a city. It was a pit stop. Ships travelling between Europe and the East Indies needed fresh food, clean water, and a place to recover from months at sea. The Company’s Garden was established to solve that problem. It produced vegetables, fruit, herbs, and medicinal plants for sailors suffering from scurvy and malnutrition. Survival, not aesthetics, drove its creation.

In those early years, the garden was tightly controlled. It was fenced, guarded, and run with military precision. Slaves, indigenous Khoi labourers, and Company employees worked the land under harsh conditions. This is an uncomfortable but unavoidable part of its history. The Garden was productive, but it was also a symbol of colonial power and control over land and labour.

As the Cape settlement stabilised in the late 1600s, the Garden began to change. Under governors like Simon van der Stel, food production slowly gave way to experimentation and beauty. Exotic plants were introduced, oak trees were planted along what is now Government Avenue, and the Garden became a place of scientific interest. Botanists used it to catalogue South African flora long before conservation was a concept. In this phase, the Garden became both practical and prestigious — a reflection of European order imposed on African soil.

By the 18th and 19th centuries, Cape Town had outgrown its original purpose. Farms outside the city took over food production, and the Garden shrank as land was claimed for churches, government buildings, museums, and Parliament. The British, after taking control of the Cape, further reshaped it into a “pleasure garden” — a space for walking, reflection, and public use rather than work. This marked a fundamental shift: the Garden stopped feeding ships and started serving people.

The 20th century cemented the Company’s Garden as a civic and cultural space. Memorials were added, including the Delville Wood War Memorial. Roses, lawns, ponds, and shaded benches transformed it into a quiet refuge from an increasingly busy city. In 1962, it was declared a National Monument, acknowledging that its value was no longer agricultural, but historical and symbolic.

Today, the Company’s Garden is a rare thing: a calm, green sanctuary surrounded by power. Parliament, museums, courts, and historic institutions all border it. It tells the full, unfiltered story of Cape Town — from colonial ambition and exploitation to public space, preservation, and shared heritage. It is not perfect, and it should not be romanticised without context. But it remains one of the most important pieces of land in South Africa’s urban history.

You are not just walking through a park when you enter the Company’s Garden. You are walking through layers of economic survival, colonial expansion, scientific curiosity, political authority, and modern urban life — all compressed into a few hectares of green.

Lake Properties Pro-Tip

When assessing property in or around Cape Town’s CBD, proximity to long-established heritage spaces like the Company’s Garden matters more than buyers realise. These areas are highly protected from over-development, maintain long-term desirability, and anchor surrounding property values. History stabilises real estate — trends don’t.

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

Saturday, 3 January 2026

PLUMSTEAD a Liveable, Stable, and Community-Family Focused area of Cape Town

Plumstead is one of those suburbs that quietly does its job well—without shouting about it. Tucked into Cape Town’s Southern Suburbs, Plumstead doesn’t chase trends or lifestyle hype. Instead, it offers something far more valuable in today’s property market: sensible pricing, genuine liveability, and solid long-term value.

For buyers who look past Instagram-friendly branding, Plumstead remains one of the most underrated property markets in Cape Town.

A Practical Southern Suburbs Neighbourhood

Plumstead is built around practicality. The suburb consists mainly of freestanding homes on decent-sized plots, tree-lined streets, and established infrastructure. Unlike trend-driven areas, you are not paying a premium for image—you are paying for land, location, and usability.

This makes Plumstead especially appealing to:

First-time home buyers
Growing families
Downscalers looking for convenience
Long-term property investors

Strong Location Without the Hype Premium

One of Plumstead’s biggest strengths is its central location. Residents enjoy quick access to:

The M3 and Main Road
Public transport, including train and taxi routes
Major shopping nodes and essential amenities
Reputable schools in the surrounding Southern Suburbs

Despite this, Plumstead property prices often sit below neighbouring suburbs such as Wynberg Upper, Claremont, and Kenilworth. The difference? Perception, not fundamentals.

Liveable, Stable, and Community-Focused

Plumstead is not flashy—but it is comfortable. It is a suburb where people actually live, not just invest. Long-term residents, families, and professionals create a stable community environment, which supports consistent demand and lower volatility in the housing market.

This stability makes Plumstead attractive for buyers who want:

A quieter lifestyle
Less speculative pricing
Lower risk compared to trend-driven areas

Why Image-Driven Buyers Overlook Plumstead

Plumstead does not have a strong “brand identity” in the way some Cape Town suburbs do. It isn’t marketed as ultra-luxury, bohemian, or elite—and that works against it in an image-obsessed market.

However, this lack of hype is exactly why property values remain realistic, allowing informed buyers to secure homes with better space, structure, and long-term upside.

Investment Potential Without the Noise

From an investment perspective, Plumstead offers steady capital growth rather than spikes. It is not a suburb for short-term flipping based on trend cycles—but it performs well for buy-and-hold strategies, rental demand, and owner-occupation.

In uncertain market conditions, this type of suburb often outperforms more speculative areas over time.

Lake Properties Pro-Tip

Smart buyers don’t chase trends—they chase fundamentals. Plumstead rewards buyers who focus on location, land value, and long-term livability rather than image. If you are priced out of neighbouring Southern Suburbs or simply want more value for your money, Plumstead should be on your shortlist before it becomes “discovered.”

For honest advice on buying or selling property in Plumstead and across Cape Town’s Southern Suburbs, speak to Lake Properties—where value always comes before hype.

Friday, 2 January 2026

Why living in a Wendy House Is Not a Smart Alternative to Buying a Brick and Motor House in Cape Town

As property prices in Cape Town continue to rise, many buyers—especially first-time homeowners—start searching for cheaper housing alternatives. One option that often comes up is living in a Wendy house instead of purchasing a brick house for sale in Cape Town.

At Lake Properties, we deal with these questions daily. While a Wendy house may look affordable upfront, the long-term reality is far less appealing.

Here’s the honest truth.

Wendy Houses Are Not Built for Permanent Living

In South Africa, a Wendy house is generally classified as a temporary or ancillary structure. They are commonly used as garden rooms, storage units, home offices, or staff accommodation—not as permanent homes.

Most Wendy houses:

Are not designed to meet full residential building standards
Do not qualify as primary dwellings under Cape Town zoning laws
Cannot easily be upgraded to meet long-term living requirements

A brick house, by contrast, is built for durability, safety, and permanent occupation.

Legal and Compliance Risks in Cape Town

One of the biggest mistakes buyers make is assuming they can legally live in a Wendy house without consequences.

In Cape Town, permanent occupation usually requires:

Approved building plans
Compliance with zoning and land-use regulations
Electrical and plumbing certification

Without these, homeowners risk:

Municipal fines or enforcement action
Forced removal of the structure
Serious complications when selling the property

Brick homes already comply—or can be made compliant—making them the safer legal choice.

Comfort, Space, and Lifestyle Limitations

Cape Town’s climate is demanding, with:

Cold, wet winters
Hot summer temperatures
Strong coastal winds

Most Wendy houses suffer from:

Poor insulation
Temperature extremes
Noise penetration
Damp and condensation

Even upgraded Wendy houses struggle to deliver the comfort, space, and energy efficiency expected from a normal residential home.

The “Affordable” Option Often Costs More Than Expected

The low purchase price of a Wendy house is misleading.

To live in one properly, you still need:

Foundations
Plumbing and sewer connections
Electrical installation and compliance certificates
Insulation and weatherproofing
Security upgrades

Once these costs are added, many buyers realise they have spent a significant amount of money on a structure that still lacks long-term value.

No Capital Growth or Resale Value

This is a critical issue for property buyers.

A Wendy house:

Cannot be bonded by banks
Adds little to no resale value
Does not appreciate over time

A brick house in Cape Town, even in a more affordable area, offers:

Capital growth
Financing options
Strong resale demand

From an investment perspective, there is no comparison.

Insurance Challenges and Risk Exposure

Most insurance providers:

Refuse to insure Wendy houses as primary dwellings
Or offer limited cover with strict exclusions

This exposes homeowners to financial risk in cases of fire, storms, or theft. Brick homes are far easier to insure and protect.

When a Wendy House Does Make Sense

At Lake Properties, we do see Wendy houses used effectively as:

Backyard rental units (with municipal approval)
Home offices or studios
Temporary accommodation during renovations

However, they should always be secondary structures, not substitutes for a proper home.

Final Word from Lake Properties

If your goal is secure, legal, comfortable living with long-term value, living in a Wendy house instead of buying a brick house for sale in Cape Town is not a smart move. It may feel like a shortcut—but it often becomes an expensive detour.

A brick home remains the most reliable path to stability, value, and peace of mind.

Lake Properties Pro-Tip

If budget is your main concern, don’t compromise on the type of home—adjust the location, size, or condition. There are still affordable brick houses for sale in Cape Town that offer legal compliance and long-term growth. A qualified Lake Properties agent can help you find options buyers often overlook

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