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The Location

The Impilo development forms part of the extension of the central village core into vacant land, land that presently houses the Umhlanga country club and a restaurant. Impilo is the first of the new developments for the ukusa zone.

http://i26.photobucket.com/albums/c128/dysan1/IMGP0870.jpg


NAME: Impilo
LOCATION: Umhlanga Rocks (aka Umhlanga Village)
STATUS: Proposed
FLOORS: 4F to 7F
HEIGHT: ?
USE: Mixed Use (Residential, commercial and retail)

154 Apartments in 1,2,3 and 4 bed formats. From R950k to R3.9m (averaging R16000/m2)

2700m2 of groundfloor retail
1000m2 of commercial office space

I like it! Nice clean lines. However, most of their sea views will be totally blocked the Pearls.

ummm...there will be no sea views at all! the zone is trying to replicate the high street urban environment of the new town centre, so sea views are not the impetus or concern of the dev. frankly, if u want sea views in Umhlanga u have to be on the actual beachfront...or high up on the ridge

deff my cup of tea. Any idea on cost of bog standard 2 bed 2 parking units? Id say about 1.2 would be a good guess.
Any idea on agent or developer?

i have loads of info on this one!

2bed 2 bath start at R2.2m for 150m2 and only go up...

Architects are Stauch Vorster, Its being developed by Broll in association with CB Richard Ellis.

Construction is by Murray & Roberts

and i could go on and on...

It is a bit pricey, but so far in the first two weeks, 35 units have been secured.

14000 K per m2 seems a bit on the high side. Lets look at the facts it will take 220k to secure, you then fund 2mil over 20 years at 8.5%. Take into account low intrest rates and low rentals and its costing you 20 000 to service thye loan every month. There is no way you could get close to 6-8% rental yield so i would say you get 8000per month , leaving you 12 000 plus levies in the hole every month.
Not a good deal.
For me, I buy at 750 000-1mil , fund the same 220 000 deposit and end up with a mongage of 550 000 or 5500 per month get a tennat paying 4500 per month so my yield is now 8% and Im getting 20% capital gain with an appreciating asset base.
Different models for different folks.

the base rate is R14500/m2 going up to R18000/m2 in this block.

Impilo offering affordability to Umhlanga wannabees


(New Developments) It’s not often that affordability spearheads the marketing of new projects in Umhlanga, especially in the case of the quality and positioning of the long awaited four-storey Impilo on the town’s last and arguable the finest site in terms of general positioning.

But with unit prices starting at just over a million rand in the first phase the developers of the 154 unit development, which forms the catalytic project of the multi-billion redevelopment of Lower Umhlanga, which intends connecting with the financial nerve of lifestyle-driven wannabe Umhlanga residents.

Located on the highest point on the 11 hectare elevated Lot 379 site the multi purpose development includes over 3 000 sqm of retail-commercial space and lifestyle and recreational nodes. Sam Prakash of developers Ukasa likens Impilo to Pretoria’s Marble Arch or a more comprehensive Boulevard, near Gateway, in terms of variety of use.

In an on-site interview this week Prakash said the R400 million development had been designed around an overall theme intent on tranquillity and with strong respectf for the general density theme of Umhlanga. Its four-storey height and commitment to medium density, providing ample space for residents, were distinct criteria, which differentiates Impilo from other developments within the town.

Impilo’s entry level price has also drawn approval from Rudi Botha, CEO of mortgage originator, BetterBond, who noted this week that it was a serious attempt by the developers to re-open the town’s home ownership to the younger business professionals, many of whom were from emergent backgrounds.

The site which is bordered to the west by McCausland Road sits high on the crest to the left of the entrance to Umhlanga Central Business District offering residents, according to Prakash, the best of three worlds by virtue of its positional access to beaches, the CBD and in terms of actual design. Features include three swimming pools, an abundance of visitor parking and a fairly extensive green area.

From a recreational perspective Impilo will have its own gymnasium while a wide mix of shops and restaurants are included in the 3 000 sqm of retail and commercial space.

Units range in price from R1,07 million through to R3,5 million. All have balconies and 36 sqm garages. Many will have magnificent seaviews with these outlooks protected from future obstruction by building height restriction in the line of sight

Building is due to start early next year and Prakash is optimistic, given pre-launch interest in the project that the first phase will be sold out in six months.

Prakash also hails the project for its commitment to empowerment policies in that the entire professional team involved in Impilo has strong empowerment. He also notes that the same team’s track records include some of the largest developments in and around Durban. The project is being developed by Circonia Properties.

A further factor Prakash is proud of is that the entire sales team, led by project sales expert, Sue Hudson, is made up of eight women.

more info at their website

www.impilo.info

i saw this in the paper. looks quite nice, but as some one said earlier, its going to be totally blocked by the pearls! they even said in the paper that its a stroll away from the beach, looking at ur arial photo, it looks a like a bloody long stroll!

the build looks drab don't like it but like the picture showing the whole area and where pearls is going to be

where is the umhlunga beerfest going to go?

what beerfest???


i really like it...and the prices are really good considering the location. if the building had sea views the prices would be closer to R30000/m2 instead of the R19000/m2

It will form part of the extension of the village, with pedestrian areas' parks and such.

pls...u can walk from there to the beach in 3 mins...its like walking from the village...do it all the time!

at the back of the site is a big field, its where the beerfest always was. last one I went to must have been around 1992 or so.
the one thing i dont like about the Umhulnga business centre is how all the little shoping complexs are individual items as apposed to interconnected and a long extention of eachother. They all also suffer from some shit architecture and its not quaint at all.
that area behind the intercon is terrible and around cotton fields (if its still there) and the sports bar (again if its still there).
It would be good if Umhlunga did something about the retail side of things to recreate the village effect with high streets and not shops in the guts of a building with no light

pls...u can walk from there to the beach in 3 mins...its like walking from the village...do it all the time!
see u have to "Walk" not "stroll" if u stroll to the beach it will take u a gud 5-8min! & the walk back up to ur flat will be a killer!

PS: i am not lazy, just trying to set the facts straight

hehe...i can "stroll" there in a few mins then! You dont need to run mate!

Regards the village. Alot of renovation has taken place recently giles. millions have been spent of redeveloping the main road thru the village, nw street furniture have been placed, and the whole development is now one continuous seemless strip, whcich adds to continuity to the place. Yes some more needs to be done, but it not an eyesore.

Many new pavement restaurants ahve opened, and they are full almost every night of the week, and that is even now out of the the prime season. I think i need to take some photos to show what i mean.

The traffic lights are about to be removed and will all be replaced with roundabouts.

The present post office, municipal offices, library and clinic will move to the new town centre within 2 years, and will open that land up for the northward expansion of the village. The country club land and "fields" will be incorporated too. New parks, squares and resi/commercial dev's will continue and expand the retail offering in the village.

And the cottonfields complex looks set to be demolished. the building was sold last year and no leases have been extended beyond 31 december this year. so we could see somthing new coming up there in the not too distant future

wow sopund like Umhlunga has steped up a gear and is really doing something positive.
What about the following sites behind the cabanas there is a field used for parking-I rember when I was in Durbs we bid for a parkade there and also the site as you come off the freeway going up the hill to gateway?

All the land behind the cabana's forms part of the village extension plans... so will have resi/commercial dev, sqaures, parks...

The land near the offramp has been turned into the grace family church complex, with a 3000 seat arena, 1000 seater hall, offices, restaurant and other church facilities.

lol, are you sure Impilo's 7F tall?

-thryve

^^ looks more like 5? or does it hav underground parking?

yes. it is 5F on street side and 7F at the back building. I have seen the model

^^ ok then take pics of the model, wat do they do with the model after they finsh build the place?

i dont know what they do with those things...make a fire?

ahh man I could have fun with them with my RC cars!

Here's a look at the design framework for the village extension. this will include many pedestrian areas...the impilo is the first development in the extension phase of the village.

http://i26.photobucket.com/albums/c128/dysan1/umhlangavilageextension.jpg

http://i26.photobucket.com/albums/c128/dysan1/umhlangavilageextension2.jpg

The developers of the precinct state that this is the firts of 9 developments for the extended village. They will be launching a 5 star international branded hotel during December, which will be adjacent to this development. There are to be cobbled alleys and mainly pedestrianised areas. will be a great addition and upgrade for this barren land

Just to show the scale and size of the development. another one neighbouring it has just been launched with the above mentioned 5 star hotel as a component. will post as soon as i have images.

http://i26.photobucket.com/albums/c128/dysan1/39s1.jpg

Finally she is properly rising! as are all the roadworks for the new traffic cirles in the village

LONG overdue update

After all the legal tussles, this big development is now rising and the cranes are on site.

The composition of it has changed slighty, but i think the changes add to the development and enhance its mixed use nature


- 160 keys four star hotel
- 73 up market residential units (included in hotel pool)
- 7000 sqm offices
- Ample parking for offices and retail
- 2 700 m² of retail space available
- 154 residential units (not part of hotel pool)
- Own garaging and separate storeroom
- Three sparkling swimming pools

And it does span a massive site. The big site across the road from this is the one that went on auction earlier this year, but the people did not accept the price offered for it, so have held onto it

Good to hear. I wonder what the expected completion date is. Would be nice to have ready for 2010 but that's being too hopeful.

have prices changed for this project, especially now with the recession and huge dip in property value?

^^ sales were completed from what i have been told... i do not know who is best to contact for that info, will ask...

Don't think completion is aimed to tie in with the soccer

Its a bing one that will prob take 2 years, nice to see its finally going. That empty land was becoming frustrating to look at.

^^ its not all the empty land hey, just the freeway abutting portion. But yes, its a big big development, probably will see at least 4 cranes on site

Left of this pic shows work has now started on this one, with the first of 4 cranes rising

http://i26.photobucket.com/albums/c128/dysan1/DSC01422.jpg

I remember working on costing this thing in 1996 when there was still a mike kitchen there and the soccer fields behind. IS Sam Prakash still involved?

& all these news cranes should scare the recession away for good :)

^^ yup, not to mention all the new developments starting in Umhlanga, you would be forgiven for thinking it was a boom time as the skyline in Umhlanga has 21 cranes up

21 must be ridge as well

^^ that is umhlanga too...

here is an update on this development

http://www.constructionid.co.za/pictures/img_9324-800.jpg

http://www.constructionid.co.za/pictures/img_9310-800.jpg

http://www.constructionid.co.za/pictures/img_9312-800.jpg

nice to see work progressing on this one.

http://i55.photobucket.com/albums/g160/amgosai/Pearls/DSC08754Medium.jpg

http://i55.photobucket.com/albums/g160/amgosai/Pearls/DSC08752Medium.jpg

any idea on the hotel operator?

where is Umhlana beerfest held now this is on the field?

This development appears to have stalled. The cranes are still up on site but there are very few people working

Does anyone know what is happening with this project. I've been to Umhlanga this long weekend and it doesn't look like there was any progress in the last 6 months or so...

nothing has changed, it seems the development hit some issues, but i do not know where to find any other info, it is hated by Umhlanga residents.

Movement is however happening around it as the library, clinc and civic offices have all closed, as has the bowling club - they all fall on ukusa land.