A truly desirable company owned property with an income generating lodge, wedding venue and sweetveld grazing.

This property has to be among a shortlist of the most panoramic views in Kwazulu Natal, it is really phenomenal, one gets a 360degree view across toward the Karkloof range, east towards the coast, it overlooks the entire Albert falls lake and has the Otto’s bluff feature towering over the southern rear of the property .The atmosphere and ambiance is that of a really well established country estate .This homestead and farm was established by one of the early settlers in the area. The current owners have developed a great country style guesthouse with plenty of future potential. Fever trees and old shady Natal Mahogany trees with abundant birdlife are aplenty.  This property and business is enhanced by surrounding game establishments, trails and the lake, all within 16 Kms of Pietermaritzburg.

The property has accommodation for up to 22 – 24 people with the owners still living in most of the main house.  The main house could sleep another six people if it is used completely for guest accommodation.

Average price per head is approximately R350- R500 per night. The converted cattle barn to wedding venue can seat up to a maximum of about 140 people which can be catered for in the commercial standard kitchen attached to the venue. There is also a calving shed which has been converted into a chapel for weddings. The bar area and kitchen/dining room area, can cater for 24 on a daily basis, but can seat up to 40 people for a function. The bar, kitchen and dining area has a jet master fireplace and sliding doors as well.  It has male & female toilets and a swimming pool shower.  The bar area also has a fire pit and the potential to put in a deck. 

Under roof, there is the main house comprising two large living areas with two stone fire places and a pizza oven.  It has a large kitchen with stunning views. It also has three Bed & Breakfast rooms and three stand-alone self-catering cottage units.The main house boasts yellow wood floors and ceilings as well. There are a few cracks in the main house due to ‘adding-on’ which took place before the current owners took occupation, which are not structural and have been checked out but a reputable builder previously and deemed not structural, however, not by a structural engineer. Above the workshop offers another unique opportunity to remove the roof and put an awning or lean-to and you would have another lovely extra open area with a view. The large, self-catering, open plan Zebra Loft runs at R2800 per night and is popular with groups of ladies and families who don’t mind sharing a living space.

The Kudu Cottage sleeps up to 5 people and with a rate of R1650 per night. The Timor Cottage sleeps up to 3 with a rate of R1350 per night. Within the main house there are three B&B rooms (i.e. non-self-catering). The Rhino Room costs R1150 per night sleeping 2, the Buffalo Room is R1350 per night sleeping 4 and the Cheetah room is R800 per night sleeping 2. Behind Zebra Loft are two silos which can be renovated to form a further two accommodation units, however they would need either outside staircases to gain access from the outside bedrooms, or internal staircases.  The silos are currently home to barn owls. There are four staff quarters with a shower just outside the garden area.  There is a further two bed flatlet below the Zebra Loft with kitchen and bathroom currently used for female staff members.

Campsites have been cleared offering 2 to3 campsites in close proximity to the bar area where they would make use of the showers and toilets in the bar area .

Total land area of the property is 58 ha which is home to around 38 cows (leased to the cows’ owner under contract), and small families of nyala, bushbuck, duiker and warthogs. There are two Herd Boys which are NGO paid looking after the cattle, and there are two small dams on the farm for water for the animals.

Water to the property is supplied by borehole with a pumping delivery of approximately 2000l per hour.

The property is zoned agricultural therefore rates are approx. only R900 per month. Electricity supply is 3-phase direct form Eskom.

The business is currently running at 21% occupancy on average (i.e. full for about 1.5 days a week). However, with marketing and gaining the mid-week bookings needed to push the occupancy up to 40-50% would make it a viable and profitable business.

The workshop/stables could be converted into a further 3 bedrooms which would put six-nine extra heads on beds

What is needed is to properly fence the entire property which could cost between R150-250K, an estimated R100-R200K to develop further self-catering units with potentially another R100K on roof maintenance.  The owner’s estimate that potentially up to R1m may need to be spent to modernize and renovate the entire property creating more rentable space and make it a more sought-after wedding venue and small lifestyle game/cattle farm.  However, the business is currently a going concern and a working farm, so these amounts do not need to be spent immediately.  Key to immediate profitability would be to increase the current guest occupancy. 

The Farm

The owners are currently thinking of separating the farm from the accommodation, by subdividing the property and selling off the two sections individually. The farm is currently leased out for grazing which is swapped for herbicides, fencing and two units of labour which equates to a value of more than ten thousand Rand per month.

The arable sweet-veld farm land  that is currently leased out for grazing cattle has pockets of lantana and bug weed which preferably could  be removed , to create more grazing and perhaps a goat herd to keep the acacia browsing line higher, which will also improve carrying capacity.

There are no Land claims and this is unlikely to be an issue in future due to the fact the title has been held privately since before 1912, unless the law changes.  Land claims have already been extinguished by the High Court.

The owners are considering sub-dividing the land and are currently taking advice from the Umshwathi Municipality Planning Dept.  The idea being to separate the buildings from the rest of the farm and thereby making it more affordable to buyers.  Currently the thinking is to leave the buildings with 8ha of land and subdividing the remaining 50ha. The farm land already has its own separate entrance from the Public Road. 

If a buyer was interested in this subdivision the costs of the subdivision could be shared between the Seller and the Buyer. This could reduce the selling price considerably.  However, the sub-division process may take 1-2 years.  The property could be sold prior to sub-division with a separate contract with the Buyer to transfer ownership back to the Sellers on approval of the sub-division.  The sale of the property need not therefore be held up by the lengthy sub-division process.

Potential additional revenue streams

1. Conversion of two silos into 2 accommodation units.
2. Conversion of stables into 3 accommodation units.
3. Adding a further cottage in the Camp Site area or developing further campsites in the garden.
4. Adding more accommodation (rondavel/small cottage, off grid accommodation on the farm.
5. Establishing a restaurant in the bar area.
6. Adding further rental units around the farm on a temporary or permanent basis (subject to municipal planning approval).
7. Attracting hikers, bikers and bird watchers to utilise the farm for a small fee and then thereafter make use of the bar and catering facilities.

A previous valuation by Absa in 2018 of the buildings was approximately 1350 m² under roof and R10.5m replacement cost. The property of the company is currently insured for R11.8 million replacement cost.

On a walk in and walk out basis, this property is very well priced for the right entrepreneur that would also be wanting a great, added lifestyle. only the owners’ personal things will be removed.  An inclusive Asset List is available on request.

Call the Agent to view today, don’t let this one slip.