Vibrant sub-culture and property in the Cape Flats

In line with the good performance of the property market over the past two years, in particular that of the former ‘township’ and more affordable areas, prices in Mitchell’s Plain are on the up.

This three bedroom house in Westgate, Mitchells Plain, has a lounge with fireplace. It is selling for R720 000 - click here to view.

This is according to economists such as John Loos from FNB, says Gary Grobbelaar, Seeff’s CEO for False Bay and the South Eastern Suburbs.

Grobbelaar says Mitchell’s Plain is located on the False Bay coast, bound by the R300 and M7 motorways and lies between Muizenberg and Khayelitsha. It stretches all the way to the coast and includes a coastline where fishermen can often be seen casting their lines.

There is also a developed area for beachgoers with a playground for children and a swimming pool, he says.

Louise Joemat, sales supervisor for the area, says the popular coastal areas of Muizenberg, Kalk Bay, Fish Hoek and Simon’s Town are also close by, and the views from Mitchells Plain is quite lovely, especially towards Muizenberg and the seaside.

Joemat says Mitchell’s Plain is much the heartbeat of the area affectionately known as the ‘flats’ or Cape Flats, and is home to about 700 000 residents and a sizeable property market of about 88 000 homes, predominantly freehold.

It comprises of a number of sub-areas such as Westridge, Portland, Tafelsig, Eastridge, Beacon Valley, Lentegeur, Woodlands, Weltevreden Valley, Colorado Park, Mandalay and Watergate phase 2. The western half is home to a wealthier population.

Grobbelaar says the total property market transactions for the last year stands at around 2 322 sales to the combined value of R648.062 million. This translates to an average sales price of around R279 096. In reality, though, prices vary drastically across the area from very affordable to middle-class.

Joemat says Mitchell’s Plain is much the heartbeat of the area affectionately known as the ‘flats’ or Cape Flats, and is home to about 700 000 residents and a sizeable property market of about 88 000 homes.

He says in most areas the average prices have strengthened nicely over the last ten years, especially in the five years since 2010. However, he says he expects that growth will now stall in view of the poor economic outlook for this year.

The area has, nonetheless, delivered excellent growth over the last few years, and this certainly bodes well going forward, says Grobbelaar.

Where the average price of a house at the lower end of the market was R85 000 in 2005, it is now R230 000 - almost 270% more and up by 130% in the five years since 2010. At the top end of the scale, the average price is up from R254 000 to R680 000, which also translates to about 270% growth over ten years, and about 150% up since 2010.

Joemat says although the area is faced with significant socio-economic challenges, especially in certain areas, it boasts a unique energy and vibrant sub-culture.

There is a strong community spirit and people are reluctant to move out of the area unless they are looking to upgrade. Even then it tends to be to the more upmarket suburbs of the False Bay coast.

She says it is a nice stepping-stone area for lower-income first-time buyers. For example, you can still find an older basic cottage with up to three bedrooms for about R300 000 to R400 000, and there are plenty of bigger houses that are a bit older with nice garden space for around R600 000 to R800 000.

Bigger houses, especially in the better areas, can go for as much as R900 000 to R1.5 million on average, but can range to about R2.2 million for a spacious four bedroom home with modern finishes along with a double garage and swimming pool.

This two bedroom house in Weltevreden Valley, Mitchells Plain, is on the market for R510 000 - click here to view.

There are also plenty of new developments with prices starting from around R400 000.

Joemat says Mitchell’s Plain is a vibrant area and home to an eclectic mix of cultures with strong Cape Malay influences with its origins in District Six. Along with the Bo Kaap, it is also the heartland of the Cape Minstrels.

There is a central business district (CBD), locally known as the ‘town centre’, as well as excellent facilities, from government services to shopping malls, including the large Promenade Shopping Centre that boasts top retail, food and other brands.

Joemat says there is also a bustling informal economy with many small businesses and street markets - from daily fruit and veg vendors to the weekly market on the beachfront area between Mitchells Plain and Muizenberg.

The transport infrastructure includes rail, taxi and bus services with the MyCiti service now being extended into the area. Added to that are plenty of sport facilities, including football and a Virgin Active gym in Westgate Mall.

She says there are about 85 schools in the area, and in 2015 Spine Road High School became the first ever in the area to boast a 100% pass rate.

There are plenty of recreational areas and facilities - from parks and playgrounds to football fields and a number of sport clubs.

Joemat says Mitchells Plain is an ideal place to get a foothold in the property market. Given the demand, especially for affordable housing, property values are likely to continue ticking up in line with overall economic growth.

“While an exciting area for home buyers, especially first-timers, this is also a sector plagued by challenges - obtaining home loans being the chief among these,” says Joemat.