Woodstock - Then and Now

Vibrant and colourful, Woodstock is one of the Cape's oldest and most enchanting suburbs. This fascinating neighbourhood is currently experiencing an incredible trans-formation. Entrepreneurs, captains of industry and residents are taking up the challenge to make Woodstock a better place in which to do business and live.

Over the past two years there have been noticeable changes in the general appearance of this historic suburb. When travelling through this newly energised neighbourhood one should take the time to visit the side streets to discover real residential gems. Some houses have been marvellously restored to their former Victorian splendour, while others have adopted vivid colour schemes that ably compare with the tenements of the Bo-Kaap.

In recent times even the Wood-stock Police Station has received a coat of paint and the steeple on the Castle Brewery building was installed. As one passes along Victoria and Albert Roads one sees magnificent building façades, some dating back to the late 19th century…..and one sees potential. Cast an eye down Gympie Street …… what a challenge!!


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Woodstock Declares C.I.D.
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Mr Wayne Ripepi
Woodstock Improvement District Manager
Woodstock is set to follow the central city's example an d become a cleaner and safer place in which to live and do business. The area’s Improvement District status has finally been approved by the City of Cape Town.

The establishment of a City Improvement District (CID) requires the support of more than 50% of the landowners in a designated area. In order to achieve this Mr Wayne Ripepi was appointed, by an interim steering committee, as the Woodstock Improvement District (WID) manager in August 2005. His task has been to approach business property owners in Woodstock and introduce the concept a City Improvement District.

On 9 November 2005 a public meeting was held at The Palms and Décor Lifestyle Centre. The advertisement for the public meeting appeared in the local tabloids. The response was very encouraging and there was positive support for the formation of the WID.

The interim steering committee worked closely with Wayne Ripepi and the City of Cape Town ensuring that all the necessary processes were followed. In December 2005 the application was lodged with the City Council - as the initial target of 25% of the business property owners were in support of the proposal.

The target of 50% of property owners has now been achieved and the City Council has approved the formation of the Woodstock Improvement district.

Over the next few months the interim steering committee will be responsible for establishing a Section 21 company which will allow the City Council to transfer the funds into the WID’s account and enable the top-up services to be implemented. There are still many formalities that need attention before Woodstock sees a visible difference. Everything should be in place by the end of June 2006.

The manager of the Woodstock Improvement District (WID), Mr Wayne Ripepi, said that there were four areas to be tackled initially – cleaning, greening, security and lighting.
The chief operating officer of the CCID, Derek Bock, said that with the establishment of the CID, crime was being pushed out to other areas, including Woodstock. He said the formation of city improvement districts in other areas was “imperative” and the CCID was currently in talks with ratepayers in Athlone about starting one there.

Woodstock went into a slow decline in the mid 1980’s, when the major retailers relocated out of the area. There was a turn around three years ago when a group of local property and business owners formed the precursor to the WID.

The Woodstock Upliftment Project, the subsequent establishment of the WID steering committee and the resultant application for a CID would not have occurred if it were not for people with vision who gave so much of their time to driving the process for a brighter future for Woodstock. These people listed below have been involved with the initial Woodstock Upliftment Project and/or the Interim Steering Committee and need a special mention:
Vince van der Bijl - Chairman of the Woodstock Upliftment Project initiated in 2003, Edmund Ronne (Die Nooitgedacht Pers), Tanya Olivier (New Clicks SA), Mark Seide

(Cape Twines and Packaging), Elad Kirshenbaum (ASAP Property Management), Bronwyn Hector (The Palms and Décor Lifestyle Centre), Sedick Gierdien (Sir Dicks Uniforms), Allan Scott (New Clicks SA, Company Secretary), Anthonly Loose (New Clicks SA, Group Operations Director), Gabriel Athiros (Woodstock Whisperer), Runan Rossouw (City of Cape Town).

Since July 2005 the process required substantial start-up finance. The steering committee offer their sincere thanks to these people/organisations for their support (in alphabetical order)

The Committee also thanks all the property owners who have given their support, not only in signature or financially, but have taken advantage of the tax incentive with the upgrade of properties. Woodstock is being put on the map by all their hard work.

I absolutely fell in love with Woodstock. I just hope that developers will be sensitive to the architecture of the place.

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seems there are some new upgrades taking place in the area..will try and find out more.

I hope that they don't gentrify and sterilize the area. South African cities are very prone to create small enclaves of wealth. I am not saying you must create little ghetto's, but I think the developers and city planners should not forget to cater for those that need to live close to work. If all these new developers sell only to rich investors, the middle-income bracket and the upwardly mobile would be left out again. And a more mixed income area is much more vibrant (according to me) than a sterile, yuppie, playpalace for the rich over decembers.

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Upper East Side is located off Victoria Road near Groote
Schuur Hospital, bordering Woodstock and Observatory
– a part of Cape Town that is seeing incredible
regeneration and growth.

One of a host of new residential developments in the
area, Upper East Side is 5 minutes from the city centre
(not much more in rush hour!) and centrally located for
easy access to UCT, Groote Schuur Hospital and the
entire Northern and Southern Suburbs corridors as well
as the airport.

You’ll be pretty much at the heart of it all with a major
road in every direction just minutes from your parking space.

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Nice one Mo, I also love this one

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yeah..using old abandoned buildings and opening them up to create public spaces...the same approach needs to be used for the the athlone power station..

I hope that they don't gentrify and sterilize the area. South African cities are very prone to create small enclaves of wealth. I am not saying you must create little ghetto's, but I think the developers and city planners should not forget to cater for those that need to live close to work. If all these new developers sell only to rich investors, the middle-income bracket and the upwardly mobile would be left out again. And a more mixed income area is much more vibrant (according to me) than a sterile, yuppie, playpalace for the rich over decembers.

What Ive been saying all along. Im not for these trendy development if it means pushing the poor locals behind the farthest sand dunes

There seems to be about five apartment blocks rising in woodstock, suprisingly not in one particular area but all over the place. Some apartment buildings near the culemborg site, the one on main road, another one sort of in the middle of the neighbourhood near the woodstock markets and of course the upper east side apartments..so lots of good stuff happening which is keeping the area buzzing.

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Is the city moving east and west?

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This building is almost complete.

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I know the cranes are not very large in this photo.

Q: I see a lot of residential developments advertised in Woodstock and read comment about Woodstock 'rising' in the March issue of The Property Magazine. I am a small-business owner looking for commercial office space to rent. I was thinking of Woodstock but I am not sure exactly where to look and how safe the area really is. I also want off-street parking for my staff. Dirk Botha



A: Woodstock has come a long way over the past five years with some very successful commercial developments. The area has been cleaned up significantly (especially on the CBD side of Woodstock) and much of the gangsterism and crime has been eradicated. However, like all other areas in Cape Town, security is still paramount, thus a gated security complex providing parking is an important 'non-negotiable'. There are a number of very popular and successful business parks offering rental space for small-business owners.

These include Newmarket Junction and Buchanan Square as well other great properties such as The Palms and The Old Castle Brewery. Many tenants have relocated to these complexes from the CBD and Green Point due to redevelopment (commercial buildings being transformed into residential buildings). The area now boasts an array of designers, IT companies, professional practices and homeware retailers.

The new business 'immigrants' into the area have been pleasantly surprised by easy access to highways and the CBD as well as the good value rentals on offer, compared to other trendy areas. Office rental rates range from R25/m² to R45/m² with finishes and views as defining features.

My recommendation is to act now before all the great spaces are gone and the rentals have doubled.

Mike Flax, CEO, Spearhead Properties +27 21 425 1000

So Mo, you say its a good thing to invest in Woodstock? coming down there soon, will have a look at the area & decide. My dad missed out when he was down there a good 12 years back, Im not gonna make that same mistake as him.

i think so, it can only go up and up, lowish entry into the market so you dont have to spend ridiculous amounts of money to get a place, choose a good spot and expect good medium term returns

Construction of the District is taking place. Its actually quite cool to see the Woodstock revival in action.

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The "District" looks pretty neat.

Work on a new development seems to have started. Will try and get information and images.

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Harbourview

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woops

Cape Town Complex is 'Green'
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Business Day (Johannesburg)

NEWS
17 October 2007
Posted to the web 17 October 2007

By Nick Wilson
Johannesburg

THE second phase of the R250m "green" mixed-use development, Upper East Side, in Cape Town is to be launched near the end of this month by Madison Property Fund Managers, listed property loan stock company Redefine Income Fund and Swish Property Group.

This follows the successful sale of the first phase of the Upper Woodstock development.

Mike Flax, an executive director of listed property asset manager Madison, which asset manages Redefine, said yesterday they were attracted to the Upper East Side site because of its "proximity to the city and southern suburbs and the fact that this part of Cape Town, Woodstock and Salt River, is a very up and coming area".

Flax said the units in the development were being sold as sectional title units and that Madison and Redefine, which each own 25% equity in the development, would earn trading profits from it.

Swish Property Group has 50% equity in the development.

The first phase consisted of about 120 units, predominantly residential studios and loft apartments, with lower levels of office space, as well as shops.

The first phase will be 12000m' in total. "The first phase is sold out and its being handed over to residents next month. Demand has been very good," said Flax.

The second phase will be 5000m' of residential space, 10000m' of offices and 2700m' of retail. T he entire development will be about 30000m'. Swish Property Group CEO Giancarlo Lanfranchi said the Upper East Side was in line with global trends of "going green".

Madison and Swish Property Group, a privately held property development, investment and management company founded in 1995, say it is SA's first "green" mixed-use development.

Lanfranchi said: "Not only are we offering the benefit of reduced traffic congestion into the city but the entire development is dedicated to reducing the carbon footprint of residents."

Nice stuff Mo.

23 Oct 2007 : Construction begins on new office park


Construction has started on The Boulevard office park development adjacent to the Eastern Boulevard in the city bowl in Cape Town.

Dave Russell, a director of Baker Street Properties, says this development is a prestigious office park providing 32 000m² of offices and more than 1 800 parking bays on one of the most visible and accessible sites on the periphery of the Cape Town CBD.

“The development fronts onto the Eastern Boulevard (M3) with access from the Searle Street off ramp. On completion, this A-grade office park will become a landmark at the gateway to the city.”

Woodstock, one of South Africa’s oldest suburbs, has been transformed and upgraded in recent years. Recent commercial and industrial projects include The Palms and The District in Sir Lowry Road, where the Ogilvy advertising agency now has its Cape headquarters, the Old Biscuit Factory in Albert Road, and The Studios at the Old Castle Brewery on Beach Road. Then there are successful residential and mixed use developments such as 360 Degrees, Upper East Side, and Durham Square.

The Boulevard, not far from Clicks headquarters, will consist of seven buildings positioned around a large piazza with restaurants and coffee shops. The buildings will range in size from 2 900m² to 7 300m², designed to accommodate companies requiring up to 13 700m² in one building. Each of the seven buildings stands on a podium under which three ‘super basements’ will provide five parking bays per 100m², one of the highest parking ratios in Cape Town.

“The design is similar to the Melrose Arch development in Gauteng, where the super basement concept has been part of the success behind that sought after development,” says Glen Mackie, a director of Baker Street Properties.

Mackie says The Boulevard is designed to create a quality lifestyle for tenants looking for security, identity and image.

“This development will satisfy all their needs,” he says. “This “office park in the city” will offer companies the essence of Cape Town with magnificent bay and mountain views, while being connected with the CBD and Waterfront.”

The Boulevard was designed by dhk Architects and is being developed by Cape Town-based Faircape, partnered with Trematon Capital Investments.

The first building is scheduled to be completed in November 2008 and the rest of the buildings will come on stream shortly after.

Woodstock set to get major face-lift

December 07, 2007 Edition 1

Ronnie Morris Cape Town

The run-down Cape Town suburb of Woodstock could soon be transformed if four businessmen get their way.

At the height of apartheid, Woodstock was sought out by activists, bohemians and artists as one of the few racially mixed suburbs near Cape Town's central business district (CBD).

As a gateway between the city and the suburbs, it was a thriving commercial hub with a cosmopolitan mix, including large Portuguese- and Greek-speaking communities.

Over the years, however, it lapsed into decay as drug dealers, prostitutes and illegal immigrants moved in.

That will change if the vision of four local businessmen becomes a reality.

Rudy Oosterwyk, the convener of the Woodstock Renaissance, and three other businessmen - Anwar Omar, Justin Marshall, and Waleed Baker - have set up a partnership with local and other investors to develop residential, commercial and mixed-use properties over the next few years.

Oosterwyk said they had formed a strategic relationship with the Cape Town Partnership, and believed they could replicate its model of people living and working in the city centre. They were meeting property owners to discuss renovations because many properties in their present condition could not fulfil the needs of sophisticated buyers moving into the area.

"The City of Cape Town is going to have capacity constraints over the next few years and Woodstock as a precinct can fill that void," he said.

However, Woodstock has little vacant land on which to build high density accommodation and existing facilities will have to be reconfigured.

As for crime, Oosterwyk said the Woodstock Improvement District was already working closely with the SA Police Service. The Central City Improvement District had agreed to extend its mobile security units to patrol a 2km-wide no man's land bordering the CBD and the suburb.

There were proposals to turn municipal parking areas into multi-storey parking facilities so that commuters could take a shuttle into the CBD, so easing road traffic congestion.

With the CBD establishing high-end hotels ahead of the 2010 soccer World Cup, Woodstock is well placed to offer three- and four-star hotels to visitors who cannot afford more expensive accommodation.

However, community worker Tahir Levy, who has lived in District Six, Walmer Estate and Woodstock for decades, fears that rising property prices will see people being evicted once again.

While he is not against progress and development, he said it was near impossible to rent accommodation for less than R3 500 a month, and it cost R500 000 or more to buy a two-bedroomed house.

This has not dented the enthusiasm of Omar, who owns the Altona Hotel and other property. He said bringing on board Baker, the owner of the Pitstop motor fitment centre and a minibus taxi business, had brought financial and logistical support to the venture.

"It gave us a formidable property portfolio because Baker owns 15 000m2 of property in the Woodstock area."

This gave the partnership credibility, enabling it to draw on the support of the Cape Town Partnership and attract institutional investors, he said.

Woodstock calls to models

New runway sets scene
Blossoming Woodstock in Cape Town is to receive a further boost with the news that the city's first permanent, full-scale modelling runway has found a home in the refurbished Fairweather House in Sir Lowry Road, with a lease concluded by Pam Golding Commercial leasing, sales and investment consultant Selwyn Sharon.

The office space in Fairweather House is now fully let, with the total capital value of leases concluded by Sharon in excess of R17 million.

The remaining 500m2 of ground floor retail space is under negotiation.

A brand new tailor-made venue primarily for the fashion sector and ideal for product launches, The Runway has taken up 635 m2 of space on the first floor of the building where it will have seating for over 300 people, a sophisticated permanent lighting system, advanced sound equipment, a modular ramp - changeable to suit clients' requirements - bar areas and a large backstage area for dressing rooms and makeup preparation.

Sharon says: "This will provide a much-needed, well-equipped permanent space for designers and companies to showcase their work and will also provide development and training facilities for the modelling industry. It's an exciting boost for Cape Town and for Woodstock, which is experiencing ongoing rejuvenation, and emphasises the growing investment and confidence in this increasingly popular area."

Other tenants in Fairweather House include architects, accountants, furniture and décor showrooms, film studios, graphic design studios, an NGO, Striker and the Goodman Gallery.

In Victoria Road, also in Woodstock, Sharon has also concluded the sale of a property set on an erf of almost 1 000 m2 with retail space, a mezzanine and a basement, for R4.15m.

"The investor has the vision to realise there is sound potential for development of this property in the future," says Sharon. "Pam Golding Commercial is also accumulating a site in the heart of Woodstock, comprising over 7 000 m2 and fronting on to busy Victoria Road, which will become available for acquisition."

Commenting on the transformation Woodstock is undergoing, Sharon says factory space has probably doubled in price over the past two years as the demand for space in the area increases.

"There is still huge potential for redevelopment in the area, though. We are seeing exciting growth nodes of quality redevelopment positively affecting the property market in general - whether retail, commercial or residential," he says.

Also in Woodstock, PGC is letting commercial office space in The Studios in the Old Castle Brewery, a modern industrial loft-style development, with space available to rent from R75 to R100/m2.

Published on the web by Cape Argus on December 8, 2007.

As predicted..buy now!!

HOT PROPERTY
Woodstock's artsy revival

Thu, 13 Mar 2008

Woodstock’s regeneration shows no signs of slowing with the redevelopment of Buchanan Square and Newmarket Junction by the JSE listed, Madison Property Fund Managers. The refurbishment and development of two commercial properties, due to be completed in the next six months, will add significantly to Woodstock’s growing reputation as the new creative hub of Cape Town.

Situated off Sir Lowry’s Road, the two properties are close to existing locations already adopted by Cape Town’s creative community, including the highly successful Old Biscuit Mill, The Palms and ad agency Ogilvy’s Cape Town office. Buchanan Square and Newmarket Junction combine Woodstock’s unique urban heritage with the flexibility to create atmospheric contemporary work spaces. It is anticipated that the developments will appeal primarily to Cape Town’s entrepreneurial, creative community that has already proved itself as the vanguard of the area’s rejuvenation. Both developments offer excellent access to transport routes and the city centre at an affordable cost of between R7000 per square metre and R8500 per square metre.

Woodstock has phenomenal potential for growth.

“Despite the international economic slowdown of recent months we believe Woodstock and the eastern area of the city still has phenomenal potential for growth. In a climate where many businesses are expanding, but looking to make cautious investments, we believe developments such as Buchanan Square and Newmarket Junction provide the perfect balance between location, atmosphere and affordability,” said Brian Goldberg, Development Executive for Madison Property Fund Managers.

Mirroring overseas trends, limited space and rising costs in Cape Town’s CBD has meant a movement of many SMEs into the eastern city area. The move, which is also being seen in the residential property market, allows expanding businesses to invest in their future in a location close to the city centre at an affordable price.

“We anticipate that Woodstock and the City East area will follow the same global trend seen in London’s East End and New York’s Meatpacking District, where an expanding eco-system of creative and entrepreneurial businesses have driven rapid inner city development,” added Brian Goldberg.

Buchanan Square is a listed heritage building, built in the early 1900s, with over 18 000 square metres of sectional title space available. The development will preserve many of the original features of the square’s building, including the face brick exterior and internal industrial features such as wrought iron fire doors and pillars. Many of the units have stunning views over Table Mountain and the City Bowl as well as an abundance of natural light. The prestigious Michael Stevenson gallery has already confirmed it will be moving from its current location in Green Point to Buchanan Square to join a number of other progressive art spaces in the area.

Situated on the corner of Newmarket Street and Dorset Street, Newmarket Junction retains many of its original industrial design elements whilst offering 10 000 square metre of contemporary and adaptable sectional title business space. The Newmarket Junction buildings are split by a leafy, controlled access roadway, offering views up to Table Mountain and Signal Hill and down to Table Bay Harbour. The property is conveniently situated in the same area as Buchanan Square as well as a number of other new and regenerated business spaces.

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www.thebromwell.co.za

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The website for the boutique mall that has opened in the area :)

I’m thinking of moving to Vredehoek, but have also considered Upper Woodstock. However, Victoria road, for my money, still looks like a shithole. I read an article recently which stated that Woodstock refuses to be the next Green Point – clean, classy inner city suburb, and I actually think that’s pretty cool. We need some grit.

^^ the desire is to have urban renewel but not gentrification and exclusitivity which drives out communities that have lived there for decades. Thus expect densificiation and renewel but with more mixed income brackets and social housing. (if things go to plan). From what I understand the Biscuit mill and Bromwell are really on the upper end of what is wanted.

www.thebromwell.co.za (http://www.thebromwell.co.za)

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The website for the boutique mall that has opened in the area :)

Lydon, jy das nuuwe threaden open maken?

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Uploaded on May 13, 2010 (http://www.flickr.com/photos/tarkastad/archives/date-posted/2010/05/13/)
by Jean (tarkastad) (http://www.flickr.com/photos/tarkastad/)

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Not trying to be funny, but the Biscuit Mill looks nothing like this picture. It gives a very warped misrepresentation of the place...

The rebirth of Woodstock (http://www.thepropertymag.co.za/pages/452774491/Residential-Property/10/Mar/The-rebirth-of-Woodstock.asp)

Baumann’s and Pyotts played an intrinsic role in the commercial life of Woodstock for decades. The warmly evocative scent of baking used to waft over the suburb if the wind blew in a certain direction.

And then they were gone.

Once a thriving commercial part of the city, Lower Woodstock became the ugly face of urban decay. Gangs, drugs, vice – all the scourges of the inner city – flourished there.

In 2000, the Palms Centre in Main Road opened its doors. Out of the shell of the old Baumann’s factory rose an elegant industrial wood-and-steel structure housing a top-end décor centre anchored by furniture designers and manufacturers, Wetherlys, and supported by a host of design-oriented shops.

Six years later, from what was the dilapidated Pyotts factory, emerged the Old Biscuit Mill in Albert Road, offering a fresh shopping experience that merged the Neighbourgoods Market with art galleries, jewellery stores, décor stores and even a nightclub, Decodance. The old mill is still there, the heart of the precinct’s reincarnation.

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The two developments mark an area of Woodstock that runs adjacent to the CBD and between Main and Albert roads and that has, over the past decade, with a few hiccups in between, become a thriving commercial district.

‘The success of the Palms Centre, together with neighbouring developments such as Newmarket Junction and Buchanan Square and the New Clicks head office, acted as a catalyst for commercial development of triple-A-grade office precincts such as the District and the Boulevard,’ says architect Chris Bam, who originally designed The Palms. The centre is in the process of changing hands from Ellerines to Omnicron, and there are significant plans afoot to unlock a large amount of unused bulk and provide around 1 000 additional parking bays. ‘With the new developer, Ian Odendaal, we will take meticulous care to retain and build on the strength of the original concept whilst introducing several major national anchor tenants, and provide additional office and line-shop space,’ Chris says.

Woodstock now shows the face of urban renewal, of old buildings recycled. The creative industries have flocked there. And big business is following.

Baker Street Properties, who market the Boulevard, a property regarded as the gateway to the CBD, recently announced that Swiss Re, Medscheme and Alexander Forbes have together signed leases for 20 000m2. Other tenants include Quirk E-Marketing, The Teamworks, Web Africa, Bester Burke and CN Furniture, also creatives.

Woodstock’s redevelopment is due to ‘the natural growth path of the City Bowl’, says Glen Mackie of Baker Street Properties. ‘Properties can be purchased at affordable prices.’ But he warns that urban renewal has to take place on a mass scale or it could stall. ‘We need the cooperation of the City and CIDs to keep up the pace.’

If Western Cape Premier Helen Zille has her way, it could happen sooner than he thinks. In her State of the Province address of February 2009, Zille said, ‘Central to unlocking and creating wealth in the province is the regeneration of the CBD. This will be one of the province’s mega-projects. In the next five years, in partnership with the City of Cape Town, Transnet and the National Department of Public Works, we will expand the central city through new infrastructure. This will accelerate growth, attract investment and generate more job opportunities.’

Woodstock, of course, being adjacent to what is currently the CBD, could feel the impact sooner rather than later.
Glen says the recent economic downturn has put the brakes on the boom for the short-term. ‘I predict that within two years Woodstock will follow Somerset Road and Kloof Street in its renewal.’

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Aquacor’s Matthew Quinton agrees, but puts a positive spin on it: ‘Owners were getting greedy, putting a huge price on land and buildings, which radically curtailed development and investment. Now they’ve been bitten with a healthy dose of reality and prices have come down. Makes it worthwhile for developers again.’

‘Money that’s been invested into the area over the past few years? Close to a billion? More? Who knows? But it’s big numbers.’

‘Why? It’s right on top of the CBD. Excellent position. But it doesn’t cost as much as town. There are good-sized sites. It’s close to all arterial roads.’ He adds that it’s the very grittiness and edginess of the suburb that has attracted the creative industries that are underpinning the commercial redevelopment of Woodstock. It’s unapologetically urban. ‘Glass, air-conditioned offices on the 28th floor, these aren’t for ad agencies. Whereas that kind of environment is reassuring for banks or insurance companies.’

Dianne Ormrod, a residential estate agent who’s been operating in the area for 20 years, comments, ‘Woodstock is a large suburb. Upper Woodstock, above Main Road, is quite a small area, but it has a wonderful Victorian character. Below Main Road is the commercial district and it too is divided up into pockets. But in between these kinds of areas are old houses and old streets where families have lived for generations. Many of the slumlords have gone. So it really is a mixed suburb on many levels. And it can only continue improving.’

Dianne is of the opinion that the commercial developments and residential upliftment in some parts of Woodstock feed off each other: ‘You’ll find a lot of creative people buying houses in Woodstock; many journalists, artists, a crime writer, photographers, architects, magazine people. Commercially, there are art galleries, film companies, design studios, décor shops. There is a sense of a creative suburb at play. Many people work from home too.’

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Antony Payne of Glenkey Construction says, ‘We tested commercial and residential development opportunities close to the City Bowl by renovating a house we owned in Upper Woodstock. We found significant interest in Woodstock, even during the downturn in 2009, provided that any development or redevelopment was a professional job and not just a quick DIY lick of paint, and that the property price was market related. Buy-to-rent is still an option, but I think the preferred route would be upmarket redevelopment of old buildings with a balance between investors and owner-occupiers. I believe Woodstock has the development potential if managed correctly to be to Cape Town what the Docklands was to London during the late 1980s/1990s.’

One of the most creative spaces is Buchanan Square, a hop and a skip away from The Palms in Main Road. Caroline Coates of Redefine Properties says they have already spent upwards of R200-million on the redevelopment of the buildings. ‘We saw the potential in Woodstock some time ago and when Ogilvy – the large advertising agency – moved in, something sparked. We saw fantastic opportunities to refurbish and become part of this exciting urban renewal.’

The sectional-title aspect of Buchanan Square is attractive to owner-occupiers. Martin Bingham, owner of Kasush, an upmarket hair salon, has invested in a 52m2 double-volume space. ‘I’d been renting space at the entrance to the Waterfront, but I really wanted to buy, and town just wasn’t an option. I also needed a place with plenty of safe parking for up to 10 clients at a time.’

He investigated the area and drove around tirelessly. One of his clients, an architect, told him to check out Buchanan Square. ‘It was perfect. Easy access from the Southern Suburbs, where most of my clients live. Equally good from the northern suburbs. And the clients could park their X5s inside and leave the windows open with their cellphones and Chanel sunglasses on the seat. It’s that safe. It’s like a self-contained village.’

Martin says he hasn’t lost a single client since relocating. ‘Buying here was a no-brainer. The restaurant Nonna Mia has moved next door and we’ve both bought our shared deck space too – great for clients to sit out there while their hair colour is taking. I love the fact that we’re in a creative hub, not a corporate mortuary. Plus it’s a great investment. I’ll be getting rent for it in 20 years when I want to retire.’

Caroline says many of the previous tenants of Buchanan Square took the opportunity to buy the space they’d previously rented. ‘Mandy Retief at Orange Films was the first. Many followed. Much of the attraction – apart from the price of R7 500/m2 – is that they’re not buying off plan. Each space is unique.’ She has also commissioned a niche magazine, The Buchanan, for the tenants and prospective buyers. The magazine profiles tenants and spaces and even explores subjects such as urban renewal and other businesses in Woodstock. They’re all there: Michael Stevenson Gallery, IG Productions, Chameleon Casting, Lisa Firer Ceramics, Soft Light City, Stuart Boyd Architects… The list goes on.

Down in Albert Street, the buzz is all about the Bromwell. The old hotel, once home to hookers, drug dealers and desperadoes, is now a boutique mall and popular outdoor bar. The clientele is young, urban and seriously stylish. Next door, a massive old red-brick warehouse is transforming into the 20-room boutique Graffiti Hotel.

Andries van Wyngaard, marketing director of the Mad Group, says he believes the foresight and investment of Madison Properties helped drive the boom and led to redevelopment on a significant scale: ‘Harbour Place. 360 Degrees. Residential apartments and numerous other residential complexes. The revamping of the Biscuit Mill into an avant-garde, chic shopping experience with thriving Saturday and Sunday markets. The Bromwell Boutique Mall. High-rise triple-A office parks, such as Ogilvy. A new 176-room hotel, opening end of April. Graffiti Boutique Hotel opening end of May. Antique furniture shops, unique fashion boutiques and restaurants…’

Matthew, whose residential development, 4 Church Square, is one of the area’s success stories, says there are still risks attached to Woodstock, despite the investment and the upbeat sentiment.

Woodstock’s urban edginess, a product of its mixed-race communities and commercial life, is its main attraction. ‘The “out-of-the-box” species prefer the genuineness of Woodstock!’ Andries says.

Broll’s William Wallace says the area lends itself to the creative community because of its strong heritage aesthetic. ‘The quaint little buildings and streets have that London vibe to them.’ He believes the trend towards refurbishment is best. ‘There are large tax incentives, and the old buildings have lots of character – something you don’t want to take away from the area. Investing will get you a good return, and whether commercial or industrial, your property will be paid off in 10 years, and there will be good growth on your property over the years in terms of value. You are currently looking at yields of between 11% and 13%.’

In a nutshell, Woodstock is ‘a good-looking investment with good-looking returns’, according to Matthew.

Words Glenda Nevill
Photographs Denver Hendricks

Nice one on the Graffitti Hotel! Hopefully great for the area. Does anyone know that Suprette at the bottom of Gympie Street? I would REALLY like to know why that place is still there...its obviously a major source of the whole of Woodstock's problems. There are dodgy guys and young girls with kids outside that place 24/7. Anyone else seen the place and wonder why cops arent crawling all over it?

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New Hi-Tech office in Woodstock/Zonnebloem - completed in March 2010.

Awesome! Thanks for the snaps.

Awesome! Thanks for the snaps.

No probs, sorry bout the quality - iphone camera = not the best...

Sis, iPhone :P

Looking very nice and clean these days - all new businesses opening between the Palms and Ogilvy. I work in the big ugly green building...bleh!

Palms Decor Centre
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Towards Salt River
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Towards CBD
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I was there a few month ago. Yep the area does have a slight "up and coming", artsy fell about it (old biscuit mill, cool graffitis...). But it's still got a long way to go. It doesn't seem to attract a lot of foot traffic and there are still a lot of empty derelict buildings.

They should hire security agents and clean up some of those buildings.

Plus it's still extremely dangerous and still feels unsafe around Victoria Road and towards Salt River.

Definately! But this area, from Searle Street until the CBD has changed alot and I see alot more people walking around the area. There is a massive park called Trafalgar Park - the day I feel safe enough to sit in that park for lunch is the day I'll say Woodstock is past the worst...:lol:

:lol:

Yeah it definitely has a loooong way to go still, but it's miles ahead of where it used to be. At least the trend is positive, and it's not likely to detract but only get better from here.

Definately! But this area, from Searle Street until the CBD has changed alot and I see alot more people walking around the area. There is a massive park called Trafalgar Park - the day I feel safe enough to sit in that park for lunch is the day I'll say Woodstock is past the worst...:lol:

I used to work in Searle Street, near to Trafalgar Park. I never spent any time in that park. So yes, I agree with that assessment!:)

Its a complex area I spent 3-4 weeks earlier in the year doing some mapping of the area and I can only say I have a long way to go to really understand it. That said it isnt to bad walking round in the day time though you have to be careful, we were taking photos one day (which Ill post when I eventually sort them) and were on 3 times warned by residents that we should be careful showing such valuables. That said the area is great in how it has a robust economic and activity mix and it would be extremely sad if the place was gentrified into a series of Biscuit Mill, Palms and Bread type development because allthough they are great developments that definetly add to the area, it is an area that has a tradition of mixed incomes and introducing what are often highly exclusionary places seems wrong if its to take over the whole space. on the other hand it is gentrification that often best encourages money to be spent on places. its a tricky balance

^^ Did everyone in your class do Woodstock? As my certain friend did Woodstock too.

Woodstock's revival an investment opportunity?

Barry Washkansky
11 August 2010

Is it finally living up to its potential?

CAPE TOWN - The suburb of Woodstock, just east of the Cape Town CBD, has always being colourful and somewhat defiant. During the years of the Group Areas Act, Woodstock somehow managed to keep its multiracial status and probably set the tone for what has become a bustling little suburb with much attitude. While the Woodstock revival has been on the cards for a while it is really only now that it is coming out of its shell and starting to blossom.

Having worked for two years selling property in Woodstock in the early 90s I really grew to like the suburb and the mixture of characters that call Woodstock home. Woodstock's proximity to the Cape Town CBD, UCT and Groote Schuur Hospital make it ideally suited for professors, lecturers, students, doctors and anyone wanting to live close to town or the nearby institutions and amenities.

A large part of my sales pitch, even then, was that Woodstock was developing fast and the place to invest and live. Its beautiful Victorian cottages and views from its upper streets also made it popular but it has taken a while for this bohemian suburb to realise its true potential.

The last few years have seen that development curve head up dramatically as developers are eyeing and buying properties. Rambling Victorian mansions have been renovated into offices, and large industrial developments have brought art, organic goods, trendy coffee shops, and more importantly, people to the area. Woodstock is now made up off industria, offices and retail on its lower slopes and a small, characterful, residential suburb above.

The last few years have seen an injection of cash into the precinct and Woodstock now has its own Art district, the neighbourgoods market at the old Biscuit mill is already a weekend institution and the old Bromwell hotel, also on lower Main Road has been restored to its former glory and probably surpassed it. Once home to "unsavory characters" it now boasts an outdoor bar and up market boutique mall.

Just around the corner the new Graffiti hotel is taking shape and above the Main Road, the Roodebloem Manor was bought by chartered accountants, Moore Stephens, who renovated the Victorian beauty to house its local office there. Add to that many other small businesses and restaurants that reside in the area and you get one vibey little suburb.

Afzel Balla of Marks' Real Estate, who sells property in the area said he has

noticed "a vast improvement in the amount of properties sold in the Woodstock area over the past few years".

"The type of buyers varies from architects who are interested in renovating property to investment buyers who are interested in Woodstock for residential and commercial purposes. The latter vary from preachers with investment needs to students wanting to live close to campus yet be close to all other amenities as well.

The reasons why Woodstock has become the new hotspot relate to the fact that Cape Town is expanding in Woodstock's direction and to the fact that people within Woodstock itself have been paying for the improvement of the area."

According to Warren Thackeray of Rawson Properties, buyers range from young professionals to first time buyers as well as investors. "Woodstock, University Estate and Walmer Estate are close to the CBD and housing is still reasonably priced in these areas as opposed to the CBD," said Thackeray.

Woodstock is ideally placed between the city and the suburbs, with easy access to highways, and it was just a matter of time before its potential was realised. Woodstock is still much more affordable compared to the city bowl but that gap may be starting to close.

I grew up in Salt River and Woodstock and stayed there from my childhood to early teenage years and still have family staying in Greatmore street. Visiting today and seeing the how renewal has affected the neighbourhood and community, made me realise the true extent of what is happening. Now this insight is as close to the streets as it gets but these little things is what changes a community because it created a spark. For example a little girl was sitting on the sidewalk today, al local from Greatmore street selling bead chains and armbands, taking full opportunity of the shoppers that park up the street and have to walk down to the Old Biscuit Mill. The local carguards charge R10 to look after your car. Now some may say they are opportunists, but what would you pay for parking had you gone to Century city or Cape Quater? So these carguards might not look or sound like much, but they have actually made a concerted effort to ensure that not only cars but their drivers have safe passage to the lower main road. Also, the open land, previously frequented by druggies, bergies and used as dumpsites are now used for parking and is kept clean and as neat as possible.

The shops and vendors inside the Biscuit mill is not accessible to the local community because they cant afford the goods at the prices at which they are sold, neither does it matter to them that they eat Organic food. I do believe the opportunities are there for the community to make money like that girl on the sidewalk, maybe not to earn a fortune, but to supplement income or provide the only income in some households.

My idea if close the road from the circle, pass the Biscuit Mill up until the next robot, and allow traders from the community to purchase a permit to put up stalls along this route, except not outside existing stores, and have giant market on Saturdays/Sunday Mornings

Good idea Mo. I think personally, the market is great but it is too bougouis and needs a bit of Woodstock urban authenticity. I actually also strongly feel that the area up the lower main road towards the old Palace building should be cleaned up including the Salt River station. The history here even surpasses Woodstock and if revived can become a historic site. Salt River station is the oldest in the country. it should be a tourist site. Even pedestrianizing the entire lower main road into Salt River would make a huge difference to the area and can include a festive atmosphere that brings a fair like turn some buildings into historic sites, and bobs your uncle. business will move in and we will have a little historic town on show.

Good idea Mo. I think personally, the market is great but it is too bougouis and needs a bit of Woodstock urban authenticity. I actually also strongly feel that the area up the lower main road towards the old Palace building should be cleaned up including the Salt River station. The history here even surpasses Woodstock and if revived can become a historic site. Salt River station is the oldest in the country. it should be a tourist site. Even pedestrianizing the entire lower main road into Salt River would make a huge difference to the area and can include a festive atmosphere that brings a fair like turn some buildings into historic sites, and bobs your uncle. business will move in and we will have a little historic town on show.

yip! Maybe I draw a picture.

yip! Maybe I draw a picture.

Sounds like a brilliant idea!!

I have noticed "a vast improvement in the amount of properties sold in the Woodstock area over the past few years".

"The type of buyers varies from architects who are interested in renovating property to investment buyers who are interested in Woodstock for residential and commercial purposes. The latter vary from preachers with investment needs to students wanting to live close to campus yet be close to all other amenities as well.

The reasons why Woodstock has become the new hotspot relate to the fact that Cape Town is expanding in Woodstock's direction and to the fact that people within Woodstock itself have been paying for the improvement of the area."Salt River is the next big thing,you will still find a bargain there.