Dating back more than three centuries, the preservation of South Africa’s rich architectural heritage is important, however, it can also put a significant damper on renovation or development plans if buyers aren’t aware of what constitutes a heritage building.
For most people, a heritage building is one that was built at least 100 years ago and has historical significance, but this is not the only the case, according to Claude McKirby, Co-Principal for Lew Geffen Sotheby’s International Realty in Cape Town’s Southern Suburbs and False Bay.
“The National Heritage Resources Act (Act 25 of 1999) broadly defines a historical structure as any building older than 60 years, and, under the Act, ‘no person may alter or demolish any structure or part of a structure which is older than 60 years without a permit issued by the relevant provincial heritage resources authority.”
“And, as we enter the third decade of the 21st century, this now increasingly includes properties with no historical significance and often very little character or aesthetic appeal which, by mere virtue of their age, are subject to the same regulations as those with authentic heritage.
“The Act does not allow for differentiation and, regardless of historical significance, or lack thereof, the 60-year yardstick is strictly applied unless contrary applications have been made and approved.
Heritage properties fall into one of three tiers, each with varying restrictions and regulations.
Tier One: Heritage Overlay Zone, which protects the unique character of an entire area rather than a single property and these are usually historic suburbs like Wynberg Village, St James, Little Mowbray and Chelsea Village.
Tier Two: Specific to individual properties, it applies to any building older than 60 years or of particular architectural value. These include the beautiful Victorian homes in Rondebosch and the Cape Dutch properties in the Constantiaberg.
Tier Three: Only applicable to buildings that have been officially classified as National Monuments or Provincial Heritage Sites.
“The higher the tier, the more stringent the rules, so make sure you do your homework and consult experienced professionals, especially if you are considering buying in one of Cape Town’s older suburbs like Rondebosch and Constantia and in aspirational nodes like Mowbray and Observatory,” says McKirby.
David Holliday, a professional architectural technologist, says properties in Milnerton and Blouberg are now hitting the 60 year threshold. In terms of national legislation, any property older than 60 years requires approval first through Heritage City of Cape Town and then Heritage Western Cape.
"CoCT provide a comment for submission to HWC who take this into account. In these areas, I have done multiple Heritage applications over the years and none have ever been found to be conservation worthy and all have been approved by HWC.
Halliday says it is a complex application process, requiring
- all old approved plans of the property
- the title deed
- photographs of the house inside and out,
- external photographs of all surrounding properties,
- surveyor general diagrams
- as well as a motivation and brief history of the property
It’s a box ticking exercise, he adds that if done in the right order can be approved in about “two months, when there are no real issues” with the application. The heritage fee for an application such as this is currently about R 300, and whoever does the application preparation would charge according to their rates.
For more complex applications that do have conservation implications you would need advice from a professional Heritage consultant, advises Holliday.
Heritage Resources Authorities to contact:
- South Africa: www.sahra.org.za
- Eastern Cape: www.ecphra.org.za
- Free State: www.ecphra.org.za
- Gauteng: www.theheritageportal.co.za
- KwaZulu-Natal: www.heritagekzn.co.za
- Limpopo: www.sahra.org.za/sahris/organisations/limpopo
- Mpumalanga: www.mpumalanga.gov.za
- Northern Cape: www.nbkb.org.za
- North West: www. sahris.sahra.org.za/organisations/north-west
- Western Cape: www.hwc.org.za
A few areas where you can invest in historic or heritage property include:
Cape Town
Being the oldest established areas in the city, the Southern Suburbs and City Bowl have many properties which are not only older than 60 years but also of architectural significance.
The leafy suburb of Rondebosch with its distinctly colonial air is not only sought-after for its convenient location and proximity to top-class amenities; it is also renowned for its beautiful examples of Victorian, Edwardian and mock Tudor homes which have been known to fetch record prices when sympathetically restored. Houses here are generally priced between R5 million and R8 million but well-restored period homes can fetch well in excess of R10 million, says McKirby.
And Constantia still has many Cape Dutch homesteads, most of which have been well-maintained and restored and they are generally priced over R10 million, depending on size, condition etc.
Victorian cottages and terraced homes are a common feature in the City Bowl and, depending on size and condition, are priced between R3.5 million and R7 million although there are some larger properties which sell for up to around R12 million.
In Johannesburg, suburbs like Houghton, Park Town and Westcliff are renowned for their impressive period homes designed by architects like Sir Herbert Baker. These can fetch in excess of R20 million.
To the east, neighbourhoods like Kensington, which was declared a heritage suburb in 2011, are also known for their period properties, many of which are from the art deco era. Homes here are more accessibly priced and one can still find a large, freestanding house for under R2 million. Established in 1897, it’s also one of Jozi’s oldest suburbs and is a vibrant melting pot of cultures.
KwaZulu-Natal
With its fair share of grand mansions, KwaZulu-Natal is also home to numerous houses built in the striking Cape Dutch-style are found in older suburbs like Kloof and priced between R6 million and R10 million.
The region also has a strong Victorian and Edwardian past that is reflected in its heritage houses, which can be found in older suburbs like Berea and Essenwood priced around R4m as well as further inland in Hillcrest and Pietermaritzburg.
With the current economic climate placing increasing pressure on consumers, un-renovated homes built in the late 1950’s and early 60’s are undoubtedly great options for young families and first-time buyers.
“However, because many of these properties now fall under the Heritage banner, buyers need to approach these purchases with their eyes wide open to reap the benefits rather than incur the potential pitfalls.”
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