Memo
To : Ms Labeeqah Schuurman (Deputy Director General: Human Settlement)
From : Mr Gavin Wiseman (Director: Affordable Housing)
cc : Ms Kahmiela August (Chief Director: Human Settlement Planning)
Date : 30 January 2024 Re : MEDIA QUERY – MOUNTAIN VIEW PROJECT – SELLING OF FIRST HOME FINANCE UNITS
RESPONSE TO THE MEDIA QUERY FROM LIZETTA CALITZ (SENIOR JOURNALIST) ON THE SELLING OF THE FIRST HOME FINANCE UNITS IN MOUNTAIN VIEW PROJECT – MOSSEL BAY
The Department received a media query on 29th January 2024 with regards to the selling of the First Home Finance units within the Mountain View Project in Mossel Bay.
The following response has reference:
Question 1
• What is the difference between the units being sold and those that are free?
Answer:
• The Mountain View project has been developed in terms of the Integrated Residential Development Programme (IRDP). This programme creates the opportunity to plan and develop integrated settlements that include all the necessary land uses and housing types and price categories to become a truly integrated community. It provides for both subsidised, as well as finance linked housing, social and rental housing, commercial, institutional and other land uses to be developed.
• The project has created 725, so called Breaking New Ground (BNG) units, which are the subsidised units that are made available ‘for free’ to qualifying beneficiaries. These units comply with the standard specifications for BNG units.
• As part of the integrated development, a total of 278 units have been developed in terms of the First Home Finance Programme (FHFP), previously called the Finance Linked Individual Subsidy Programme (FLISP). These units will be sold to purchasers who qualify in terms of the First Home Finance Programme. This programme makes provision for the First Home Finance subsidy that covers a portion of the purchase price of the unit, as determined based on the purchaser’s income. The balance of the purchaser price is then typically made up a mortgage bond from a bank. Other alternatives such as a pension fund backed loan, or cash contribution, etc. can also be used in terms of this new programme.
• The primary difference between the BNG units and the FHFP units is the standard of specifications between the units. The specification differences are as follows:
- o BNG - Single pitch (flat) roof with zincalume roof sheeting.
o FHFP - Double pitch zincalume roof sheeting.
o BNG – No solar geysers – piping installed for hot water. o FHFP – Hot water solar geysers including all piping, taps etc.
o BNG - No paint internally.
o FHFP – All walls painted internally.
o FHFP – Floors tiled internally, including tiled splashbacks in bathroom and kitchen.
o BNG – No floor coverings – power floated concrete floors.
o BNG – No built-in cupboards. o FHFP – Built in cupboards in the bedrooms and kitchen.
o BNG – Low cost door handles. o FHFP – Higher standard door handles.
o FHFP – Fold-down washing lines provided.
Question 2
• How was the value of these units determined? Residents in the area are concerned that they are overpriced?
Answer:
• The value of the FHFP units is determined by the total development cost of these units. The development cost includes any land cost, the cost of the civil and electrical services, the costs of building the units and all other associated costs such as professional fees, NHBRC registration fees, and conveyancing (transfer) fees, etc.. The Department has endeavoured to keep the development costs as low as possible, to be enable the units to be sold at the lowest possible price. The IRDP policy requires that the development cost be recouped from the selling of the units. No profit or any mark-up has been added to the units, as would be the case with a private developer. The units are therefore being made available at the lowest possible price and are therefore certainly not overpriced as is speculated. There are no other newly developed houses in Mossel Bay currently available at this price. Furthermore, bank valuers have found sufficient value in the units to provide end-user finance packages for the project.
Question 3
• Are these houses aimed at families? One of the concerns raised by the community are that they are not family oriented, but rather more suited for bachelors?
Answer:
• The units are all 2 bedroomed duplex units, and as such, are aimed to cater for families. The units consist of a spacious living area, galley style kitchen, for space optimisation, and a bathroom on the ground floor. The unit has two upstairs bedrooms, both fitted with built-in cupboards. Each unit overlooks a paved courtyard area providing, safe, visible areas for children to play. The courtyard area is also provided with a water storage tank to collect rain water, for using for non-potable water activities, such as watering gardens or washing cars, etc.. The units are also fitted with a solar water geyser which provides significant cost savings.
• As buyers will be able to use their First Home Finance (FHF) subsides to reduce the purchase price, one of the requirements to qualify for the subsidy is that the buyer must have a financial dependent, such as a spouse or a child. As example, a buyer who earns R 13 000 (the minimum income to qualify for a home loan) can receive a First Home Finance subsidy of R 101 174, thus reducing the purchase price and home loan to apply from R 429 000 to R 327 826.
Question 4
• Crime has been another concern in the past where Mountain View is concerned. Is anything being done to ensure safety in the area especially as it is currently being marketed to prospective buyers?
Answer:
• Security services are currently being provided while the units are being sold. The configuration of the units, with the configuration of small blocks of units, and inner courtyard areas, allows for active surveillance of the neighbourhood. Once the units have been occupied, owners will be able to provide active surveillance to their given block of units.
• The aim will be to create a voluntary Homeowners Association (HOA) that will address the safety and crime in the area and for the owners and occupiers to work together to address the issues. The owners within other similar projects have actively, and successfully, organised themselves and formed a ‘Homeowners Association (HOA)’, and as a collective and have been able to ensure a safe and prosperous living environment for their families and neighbourhood. There will also be close collaboration between the Neighbourhood Watches, the Municipality, the broader Rate Payers Association and other stakeholders.
• All new homeowners are invited to participate in a New Homeowner Programme to assist them with the responsibilities of a new homeowner, managing their new budget, caring for their new homes, preparing a last will and testament, growing wealth and value through home ownership. All the course material presented by the MDW INC team, was developed for leading financial institutions in their “borrower’s education” programmes.
Question 5
• When is the project expected to be finalised?
Answer:
• The units have been completed and are now currently being marketed by MDW Inc., the appointed service provider undertaking the marketing, sales and conveyancing (transfer) of the units. The marketing commenced with public information sessions held in December 2023.
• The show house was opened in early January 2024 and there are currently 6 show units available for viewing.
• Several hundred potential buyers have signed up via the online platform and are in the process of completing their credit profiles on the website database, with over 200 hundred potential purchases being good prospects based on affordability and credit scores. It is planned to show at least 100 pre-approved buyers the show units during the month of January and February.
• It is envisaged that the units will be sold over the coming months, as momentum in the sales and marketing of the units is gained.
Question 6
• What will the social housing component of the project entail?
Answer:
• The Mossel Bay Municipality has made two well located sites available to an accredited Social Housing Institution (SHI), namely Own Haven, for the development of approximately 550 social rental units. The social housing sites are in close proximity to the Mountain View project and will provide much needed affordable rental opportunities within the area. This integrated development approach enables spatial transformation and provides both social and economic opportunities, again highlighting the benefits and necessity of integrated and sustainable development,
• It is envisaged that the social housing units will be completed during the 2025/26 financial year. The project is currently in the planning and design phase.
MR GAVIN WISEMAN DIRECTOR: AFFORDBALE HOUSING DATE: 30/01/2024