THIRTY years ago, Hout Bay had a population of about 7,000 people, most living in the fishing village above the harbour. The announcement by the planners at the then Divisional Council that Hout Bay's population must cater for 25,000 people (the same as Sea Point) was met with disbelief. By the 2001 census, Hout Bay's population had grown to 21,294 (– 8,063 at Imizamo Yethu – see box on the right). Llandudno's population in 2001 was 536.
Hout Bay is unique. Even today it only has two sets of traffic lights – one a pedestrian crossing. It is surrounded by the Table Mountain National Park (part of a World Heritage Site) – both the land and marine components. It's old fishing harbour has become a boating paradise. It offers spectaular bathing, watersports, mountain hikes and horse-riding.
Hout Bay is frequently described as a microcosm of South Africa – where very rich and very poor share the same suburb. The community is meeting the challenges this presents and does offer lessons – and hope – for the rest of South Africa. With such a responsible and vibrant community, it is a good place to live.
But Hout Bay is also a microcosm of all the beauty of the Cape, condensed into one small area – rugged mountains that rise dramatically from the sea, the most fertile valley in Cape Town lined by mountain ranges, and the picturesque harbour in an enclosed bay. Hout Bay and Llandudno are breathtaking!
Astute local and international buyers often ask where South Africa property prices are headed. It's probably best answered by the cover story of a recent SA Financial Mail. "South Africa is seven years into the biggest house price boom in its history. And it looks as if SA will defy the global housing meltdown to continue for another five years or more.
"Over the past 10 years SA has been the top performer in the global housing market with The Economist’s house price indicator showing a rise of 351% between 1997 and end 2006. Only Ireland, with a 253% return, comes close. SA will be fully reconnected with global trends only when house prices, buildings costs and rents in the big cities have caught up with other middling cities like Perth, Buenos Aires and perhaps Madrid. That probably means that house price rises still have a way to go.”
What is happening in Houtbay& Llandudno?
Property prices are continuing their upward trend unabated and I am hard-pressed to find our clients a home for under R2m, which incidentally was the average price for a home in Hout Bay two years ago.
That average screamed past R3m in April making Hout Bay one of the fasted growing suburbs in South Africa. Why? It has become one of the safest suburbs to live in due an all encompassing effort by the entire community to embrace each other and make things happen. Crime levels have dropped to an all-time low, environmentalists are getting their way, developments are carefully scrutinised and evaluated and generally the feel-good vibe is felt and lived everywhere.
Some interesting statistics and trends:
The average house price in Hout Bay jumped 24% for the first five months of 2007 compared to the same period last year – twice the national average.
The average residential property now costs R2.77m (this excludes sectional title apartments).
In Llandudno house prices jumped 51% and the average is now over R10m – but only one home sells in Llandudno on average every month.
Total sales in 2005 for Hout Bay/Llandudno were R830m.
Total sales in 2006 were R1,150m
Sales for the first five months are close to R600m and I predict that total sales will approach the R1.4billion mark in 2007.
In spite of massive development, Hout Bay has retained its rural charm and character largely because of the small-holdings (favoured by horse-lovers) alongside the river that runs through the heart of Hout Bay. Most development has taken place on the treed mountain slopes offering mountain and sea views.
The area offers a wider range of options than any other suburb, with neighbourhoods that include Scott Estate, Hanging Meadow, Baviaanskloof, Hillcrest, Bergendal, Penzance, Imizamo Yethu, Meadows, Oakwood, Bokkemanskloof, Overkloof, Silvermist, Longkloof, Valley, Victorskloof, Nooitgedacht, Beach Estate, Northshore, Mount Rhodes, Klein Leeukoppie Estate, Ruyteplaats, Tierboskloof, Kronenzicht, Hangberg and Hout Bay Heights.
There are the gated estates of Hanging Meadow (with stunning sea views) and Tierboskloof, while Longkloof is set amid mountains, streams, wetland and forest.
Buyers frequently shie away from areas alongside Imizamo Yethu – like Penzance Estate – but change their minds when they discover that it has one of the lowest crime rates in Hout Bay. And it has the advantage of being north-facing, unlike the homes on the opposite side of the valley which face south onto the township. Every neighbourhood offers its own advantages.
Neighbouring Llandudno, with just over 200 houses and a single access road, must be the most exclusive suburb in Cape Town.
Hout Bay's largest and most famous property owner is international hotel magnate, Sol Kerzner, who owns the Leeukoppie estate. Here is someone who can afford to buy the best properties anywhere in the world, and indeed has, but his special love for Leeukoppie and its location is well known. This is the Kerzner's family home.
A microcosm of South Africa
Under apartheid, Hout Bay was zoned as a white residential suburb (Group Areas Act 1950) with the exception of the area above the harbour which was zoned for occupation by coloureds. Most of this coloured community worked in the harbour.
The subdivision of farms with growing urbanisation displaced a large number of labourers, most of whom were coloured, whose families had resided there for many years. These became the ‘traditional squatters’ who had a long association with the land in Hout Bay.
The need for labour in the harbour attracted black migrant workers who were precluded from ownership or secure leases. Squatting occurred sporadically by pockets of people for more than fifty years. Initially the effects were minimal on the existing white middle class community as squatting occurred along the Disa River banks and in the backyards the fishing industry. However by the late 1990 more than 2,000 people lived in five main informal settlements.
Imizamo Yethu, meaning ‘through collective struggle’, is a site and service scheme situated on 18 hectares of land made available by the former Western Cape Regional Services Council to accommodate Hout Bay’s squatters. In 1988/89, Hout Bay experienced invasions of state and privately owned land. Collective action by squatters to obtain legal property rights and the reaction from existing property owners forced the authorities to make formal property available. Forestry land at Imizamo Yethu was made available in late 1990 and 429 sites were occupied in March/April 1991. In the 2001 census, the area had 2,795 'dwellings'. The current population is between 14,000 and 18,000 people.
