Frequently asked questions
The Estate
Who owns the Estate?
The Hulett Development Company (Pty) Ltd, Brettenwood Home Owners Association and private home owners.
What is the size of the Estate?
104,34 Hectares
What percentage of the land of the Estate will be developed?
70%
What percentage of the Estate has the developer already sold?
70%
What percentage of the Estate has been developed already?
Approximately 25%
How long is the perimeter boundary?
4,5km consisting of 2,5km walling & 2km fencing (shared with Dunkirk Residential Estate)
Once fully developed, how many houses will there be on the Estate?
Approximately 300 freehold & 400 apartments/villas/sectional title units
Are there any land claims on the Estate?
No
Under which municipal jurisdiction does the Estate fall?
KwaDukuza
What are the different forms of ownership?
Freehold & sectional title
How is the individual ownership on the Estate registered?
In the deeds office in PMB
Is co-ownership possible?
Yes
What surface are the roads?
Block paving
Who are the Estate's neighbours?
Dunkirk Residential Estate, Chairman's Rest Estate & Sheffield Beach suburb
The Development
Who are the developers of the Estate?
The Hulett Development Company (Pty) Limited
Is the development company VAT registered?
Yes
Who is responsible for future developments on the Estate?
Primarily The Hulett Development Company, although the Development Company may introduce other developers to construct homes on pre-designated medium density sites on the Estate
Is the development done in phases?
Yes
Management
Who manages the running of the Estate?
The Brettenwood Home Owners' Association
Purchase
May my deposit be in the form of a bank guarantee?
No, the 10% deposit must be paid on date of signature in the form of a deposit lodged with the appointed conveyancer
Do I get my own title deed?
Yes, on transfer from the conveyancer
Who pays the agent's commission?
The Seller
Is VAT or transfer duty payable?
No transfer duty is payable on any sites sold by the developer, as VAT is included in the selling price. Transfer duty is payable on resale properties unless the Seller is Vat registered
What about legal fees?
Legal fees are paid over and above the purchase price. These fees are charged according to the tariff set down by the KwaZulu Natal law society
Who are the Estate's attorneys?
Strauss Daly Attorneys, Venn Nemeth and Hart and Garlicke & Bousefield
May I purchase if I am a foreigner?
Yes
Service providers
Who are the Estate's recommended service providers?
The Estate is managed by the Homeowners' Association who employ the services of a number of local service providers to assist in maintaining the Estate. Currently IPSS, a local security firm, provides the security and guarding requirements
Facilities
What facilities are available on the Estate?
Walking trails, forests walks, bird hides, as well as catch and release dams
Are the dams stocked with fish?
Yes
May I fish in the dams?
Yes, strictly on a catch & release basis
Which are the closest beaches?
Sheffield Beach & Salt Rock Beach
Is there direct access to the beach from the Estate?
No, but a beach gate is being planned
Communication facilities
What is a Fibre-Optic Smart Home system and what are the advantages?
There is a fibre optic cable link to each home that provides a wide variety of services, including voice, video and data distribution enabling Internet, Video on Demand, DSTV and digital telephone functionality in the home
Who is the communication service provider?
Currently Vodacom Gates Services, a subsidiary company of Vodacom Limited
How much will the communication services cost a month?
An initial upfront payment of R11,400 (inclusive of VAT) that covers the cost of the basic infrastructure required in the home. Thereafter, a monthly service fee of R443.42 excluding telephone call charges
What services does the communication service provider offer residents?
1 Gig of 384kbps 24/7 Broadband internet & email connectivity, a digital telephone & intercom (free internal calls, discounted cell & international call rates) No need for satellite dishes or aerials & video on demand enabled, CCTV for security
Building and architecture
Is there a builder's protocol?
Yes
Who approves building plans?
The Estate's Architectural Review Committee approves plans, in principle. The KwaDukuza Municipality are the approval authority for all homes built on the Estate
What size house may I build?
Up to 500m². Bigger houses can be accommodated on a site specific basis
What is the architectural theme of the Estate?
The "Wright Style" is an interpretation of master architect Frank Lloyd Wright's vision of building in Nature. The main themes of this style involve the emphasis on the horizontal with low pitched roof-lines and cantilevers, large windows and glass walls, the use of natural materials and colours, spacious patios and the creation of private spaces and outdoor rooms by integrating the landscape into the building
Must approved architects be used?
Yes
Who are the Estate's architects?
A list of accredited Architects is available, on request, from the Homeowners' Association administration
Does the Estate have a panel of recommended builders to be used?
A list of registered Contractors is available, on request, from the Homeowners' Association administration
What building style can be used?
"The Wright Style" based on principles of Frank Lloyd Wright
What sort of roof surface can be used?
Black Slate-coloured tiles including cement & natural slate
Are there certain colours of paint that have to be used?
Yes, natural earthy colours preapproved by the Architectural Review Committee and included in Brettenwood Coastal Estate Palette
How long after purchasing must one start building?
In phase 1 by 1st June 2010 and phase 2 by 1st June 2012. For unsold land in Phase 1 an extension of 12 months will be given
On average, how long does it take to complete building?
10 months
How are building activities controlled?
By the appointed Architect acting as Principal Agent. An 'overseeing' role is played by the Estate Manager to ensure that the external aesthetics are constructed in line with the approved plans
May I build a swimming pool?
Yes
May I build a tennis court?
Yes, subject to approval of neighbours
Security
What form of security and access controls are provided?
It is a walled Estate with electric fencing, manned access control, security patrols and CCTV
What security arrangements are made while building is in progress?
Contractors are required to adhere to the protocols which include strict security requirements
Financial issues
How much is the Homeowners' Association levy?
Between R880.00 per month for sectional title units and R1,075.00 per month for freehold erven
What services are included in the levy?
General administration of the Estate including security and maintenance of the common property
Is there a levy stabilisation fund and if so, what is it used for?
Yes, a fee is paid by each new purchaser at the rate of 0,5% of the purchase price with a minimum of R5000.00. The funds are used for capital requirements as determined by the Board of Directors of the Homeowners' Association
Is there a levy stabilisation fund and if so, what is it used for?
Yes, a fee is paid by each new purchaser at the rate of 0,5% of the purchase price with a minimum of R5000.00. The funds are used for capital requirements as determined by the Board of Directors of the Homeowners' Association
Is there a monthly payment to Multichoice?
Yes, separately from anything related to the Estate
Do I pay my own rates?
Yes
What are the current municipal rates?
The rates values are based on the following formulas:
- Market value of completed house (determined by the municipality) less R50000.00 x 0,01274 less 66% rebate payable over 11 months
- Market value of vacant land (determined by the municipality) X 0,02229 less 36,25% rebate payable over 11 months
Do I pay my own electricity?
Yes
Do I pay for water consumption separately?
Yes, it will be added to your monthly levy
Housekeeping
May my domestic worker live on my property?
Yes, if approved accommodation is provided
Are satellite dishes allowed?
Yes, but only until final decisions are taken on the provision of a link through a centralised satellite dish
May I keep cats or dogs on my property?
No cats are permitted on the Estate. Dogs are allowed on certain sites only
May my dog walk on the Estate?
Yes, as long as they are on a short leash
How is the refuse removal handled?
By the KwaDukuza Municipality twice a week on a Monday and Thursday
Conservation
Are there any conservation areas on the Estate?
30% of the Estate is made up of forests, dams and ecologically designated wetlands that are being developed under the guidance of an Environmentalist
Garden and landscaping
Does the Estate have a landscaper?
Yes, there is an in-house landscaper/maintenance officer on site
Do I have to submit a landscape design for approval?
Yes
Do I pay for the services of the landscaper?
Yes
May I plant anything I want?
No, planting must be done according to the approved plan, which must contain only indigenous plants within the planting servitudes. Exotic plants may be planted in your own garden excepting plants that are from the environmentalist's list of "undesirables"
May I have a vegetable garden?
Yes, on freehold properties provided it is adequately screened
Who maintains my garden?
The owner or by arrangement with In-house landscaper/maintenance officer or other private maintenance service provider
Who maintains the rest of the Estate?
An in-house maintenance function
Facilities and amenities in the area
What facilities and amenities, such as hospitals, schools, shops and entertainment are in the area?
The Alberlito Netcare Hospital is 5 minutes away in Ballito. The Umhlali Village which is 2 minutes away has a Spar, Cindy's vegetable shop, motor car dealerships, Post Office, ATMs, Coffee shops, Décor Stores etc. Umhlali Preparatory School is situated in Umhlali, with Ashton International College (private school) and Crawford North Coast Prep School and College within a 10km radius of the Estate. The hub of Ballito, with a wide variety of well-known retailers is within 5 minutes drive from the Estate
What other attractions are within a two hour drive from the Estate?
Sky trials, paintball, Quad bikes, Microlight flying, Flag Animal Farm, Private Game Farms, Bonamanzi, Luyt Lager Brewery, Amatikulu Game Reserve, a wide variety of restaurants and coffee shops, Sibaya Casino, The Gateway Theatre of Shopping and many more
