3 Bedroom Mansion on 100 Ha Game Breeding Farm - Vereeniging
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The subject property is located in the Municipal district of Emfuleni, approximately 10km north of Vereeniging, ± 4 km south of De Deur and 7km north-west of Meyerton. The property is centrally located between the De Deur Estates Limited Township to the north-east, The Dadaville and Roshnee Townships to the south- west and the Aerovaal Township to the south. Sebokeng and Everton are west from the property. The property is commonly known as “Cronheuwel”. The area is characterised by smaller agricultural holdings and plots where the owners practice small scale farming/part time farming, mainly with livestock. The area around the subject property is characterised by mostly newly build residential houses where the owners enjoy country living, while working in the nearby Vereeniging, De Deur or Meyerton. It is well located, within close proximity of all the main arterial routes (the N1, R82 and the R59 Alberton road) leading to, Johannesburg, East Rand, Midrand and Tshwane. Easy access to these roads ensures effective transport of goods to and from the International Oliver Tambo Airport. The subject property is located ± 2km from the Aerovaal Airport. The subject property is certainly one of the larger properties in the area and stands out as the only exotic game breeding farm of excellence and development in the area. The tendency in the area shows that the larger properties are been subdivided in smaller 4- to 5 hectare plots and sold as residential land. On the southern border of the subject property the owner recently sold ± 28 x 4 hectare plots at an average price of R4.2m, mostly to Indian buyers. These properties are neighbouring the Indian residential Township of Dadaville and Roshnee. An important fact for me as valuer of the subject property is to consider the possibility that in the nearby future the subject property could further be divided in these types of smaller residential stands. In this regard I need to mention that there is already approval on Portion 205 for subdivision of four (4) smaller(between 4ha and 18 ha in extent) portions, as shown on the map (Map of Portion 205 as subdivided as Annexure C to the report, marked 205A, 205B; 205C; 205D.) Services in terms of transport, medical outlets, police station, schools and fire brigade are all located within a radius of 10km from the subject property. Access route to the farm: From Vereeniging takes the R82 road for 10 km; turn right on Davide gravel road. Follow the road for ± 1.2km to the subject property.
The subject property has been improved with a six year old modern-style “double storey” main dwelling on the highest hill in the middle of the farm.
The external envelope of the house and luscious green landscaped garden are most attractive and appealing. The external walls are built with bricks which are plastered and painted. All the external walls are built higher than roof level. The sunken IBR slanted roofs with various elevations, ads to its attractiveness. The external appearance invites the visitor to the inside. The general layout of the building on the erf is practically designed and the available space is utilized optimally.
Part of the house’s appealing features is the solid wooden window frames in the entertainment room on the first floor, as well as sufficient aluminum frame windows which give effective light to the house and a feeling of space. The general layout of the building allows the enjoyment of the beautiful views over the entire farm. The main entrance from the drive through carport and stoep, welcome visitors. Excellent security features include normal burglar proofing in all bedrooms and steel Trellidor safety doors in the passage leading to the bedrooms and the patio door from the main bedroom, as well as an alarm system, electrified palisade fencing and CCTV cameras.
4.2.2 Internal accommodation:
The house has a total floor area of 375m², excluding a double garage of 42m² and a servant’s quarter of 45m².
The house comprises the following accommodation:
Downstairs: an entrance hall/stoep, a large open plan family room/lounge, leading to the open-plan dining room and kitchen. The well and functional equipped kitchen is practically designed with a separate scullery and pantry. The kitchen and scullery are fitted with adequate wooden cupboards and granite working surfaces. There is also a study/office and playroom. The passage leads to the three en-suite bedrooms. There are adequate built-in cupboards in the bedrooms. The spacious main bedroom has also a dressing room. Part of the building downstairs, is a double garage with automated steel doors and tiled floors.
The floors of the entire house downstairs are wood look ceramic tiles, throughout. All the interior walls are plastered and recently painted with high quality PVA paint. The walls of two bathrooms are fully tiled up to the ceilings with ceramic tiles. The ceilings are of gypsum board. Air-conditions are fitted in the living room, dining room, all the bedrooms and the playroom.
Upstairs: The outside tiled stairs lead to the entertainment room with its indescribable views over the entire farm. This room offers a spit braai facility, as well as sufficient wooden cupboards, slate tile service top and basin. The floor is covered with ceramic tiles and the ceiling is of modern gypsum board. The room is serviced with an air conditioner. The roof of the entertainment room is a pitched Harvey tile roof. The internal finishes of the house are of high quality throughout and is well maintained.
Automated steel roll-up doors with ceramic tiled floors. Form part of the main house, enter into the kitchen.
One bedroom with bathroom and a stoep in front. The floor is tiled and form part of the main house.
SECURITY FENCING AND AUTOMATED GATES
Specialized and functional fencing are in place around the main house, as well as the flat and workshop. The entire farm is fenced off with electrified wire.
3 - BEDROOM FLAT
This structural sound apartment form part of the shed on the farm. I t comprises of an open-plan kitchen and dining room, a family room, two bedrooms and one bathroom. The floor is covered with ceramic tiles and the ceiling is of gypsum board. The entire shed is serviced with central air conditioning.
OLD FARM HOUSE
This old farm house is currently used as a shed/storage place for game feed. The interior of the house is in a poor condition with no ceilings. The floor is concreted. The exterior condition of the house is fair.
WORKSHOP/SHED AND STOREROOMS
Face brick (2.4m) and IBR clad walls, around steel pillars. Consist of a large workshop area, parking space for farm implements, two storerooms with roll-up steel doors and fitted shelves, ablution facilities and large storage space above the storerooms and flat. Centralized air-conditioning and sufficient lights are installed.
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