Talking to Joe Alves is like talking to that neighbour. You know the one – been on the block the longest, is on first-name terms with all the best local contractors and is plugged into what’s happening.
That’s Joe, your Just Property area specialist for the western seaboard. With 15 years’ experience in real estate, Joe has enjoyed a successful career and currently manages a large rental portfolio at Just Property Blouberg. Most recently, Joe has been a member of the Just Property Mastery Club for four years in a row.
It’s an elite group made up only of the very best performing agents across the country. Last year, he levelled up to Diamond Club Status and was also recognised as National Top Achiever in Letting.
Growing up in Cape Town’s northern suburbs, Joe has always aspired to be the best he can be and it was this, coupled with his passion for people, that led him to the real estate field.
Today Joe is a devoted family man, and to many of Joe’s peers this is a huge contributor to his success; the fact that he has a thorough understanding of the modern day family’s needs. Furthermore, he treats each client like his own family.
The real estate industry is changing at an unprecedented rate and Joe firmly believes agents need to adapt or die. By this he means agents in today’s environment need to become invaluable to both landlords and tenants. Agents need to be on the mark with pricing properties and placing tenants, be willing to go the extra mile, and really have a passion for the industry to do all this successfully. Time and time again.
Q and A
What makes you an area specialist? I have been living in the area for close to 20 years now and have invested in the area myself by becoming a homeowner.
It’s not about just living here, It’s also about understanding where I live and what I get from the area. I take all this personal knowledge and expertise and use it for my clients gain.
For example, neighbours’ children usually pop their heads over our wall and ask permission to swim in our pool, which reminds me of when I was their age, say eight to 10 years old. It’s a great family environment to grow up in.
Why these particular suburbs?
Great schools (private and government), friendly community, public transport and roads are well looked after. We are close to all the beaches and nature reserves. It really is a playground for all types of individuals, from the fitness fanatics to the beach strollers.
It goes without saying that the area is also close to the city centre, and driving away from the office, past the nature reserves and beaches to get home, can be really therapeutic.
For investors, what does the area have to offer?
Great return on investment. Deeds Office data shows a strong, consistent upward trend in the purchase prices of sectional title properties. Full-title properties appear to be normalising, with average purchase prices being flat since 2017.
There has been a large influx of young families wanting to rent before they buy so they have a feel of the lifestyle Blouberg and surrounds has to offer. Investors will be pleased to know the average gross yield for sectional title properties is currently close to 9%.
The rental market is strong and local rental payment trends outperform the national good standing index (made up of paid on time plus grace period plus paid late) by more than 7%, excellent news for landlords.
For investors looking for more details, our data sources show that more than 40% of the sectional title properties being rented have two bedrooms and that these are let for an average of R8000 a month.
The area is also a great stepping stone for getting on to the property ladder, with plenty of options for first-time home buyers.
TPN shows the average price of a sectional title property is still under R1million, which attracts the lowest transfer duty rate of only 3% of the value above R900000.
Generally, what do the area demographics look like? Lightstone shows a total of 76% of recent buyers are aged 36 to 64 (for the period September 2018 to August 2019), 53% of existing owners have owned the property for 11-plus years and 24% have owned for less than five years. A total of 31.6% of properties are freeholds in estates, 30.9% are freeholds, 20.2% are sectional title units in estates and 17.1% are sectional title units.
For a young family looking to relocate, would you recommend this suburb? Why? Diversity. This whole Western seaboard node has a diverse collection of suburbs that appeal to a varied demographic and income.
From older Table View with bigger properties to fashionable Sunningdale that appeals to a young family. And let’s not forget the lush sand dunes of Blouberg that are dotted with wonderful properties all the way to Melkbos.
Are amenities plentiful?
A quick Google search will offer you no less than 244 5-star rated restaurants and 20 grocery stores in Blouberg alone.
There are also many good public and private schools in the area and surrounds. For example, this year, Parklands College was ranked 11th in the best-performing schools in the Western Cape.
As an area specialist, do you have any extra insights?
Blouberg and it surrounds has a great lifestyle for everyone, young and old.
The diverse community is apparent at various functions (for example, school food festivals and community projects). Three of the area’s hidden gems that I think are very special: On The Rocks Restaurant, Small Bay and Eden on the Bay. Blouberg offers its residents beaches, diversity, schools, great views and proximity to the central city.