Duplexes vs standalone houses-

Which should I buy: duplex or standalone house?

  • Duplex

    Votes: 5 6.4%

  • Standalone house

    Votes: 61 78.2%

  • Neither

    Votes: 4 5.1%

  • Either, doesn’t matter

    Votes: 8 10.3%
  • Total voters
    78
We bought a 3 bedroom duplex in a complex, and lived there for ~4 years. It was pretty terrible, probably only because of the large percentage of rental units. Security was bad since most people just didn't give a damn, units were overpopulated and rules were never enforced. I can definitely see how it could be much better in a well run complex, so YMMV.
 
Jean Claude Vaaldamme said:
You know most of the rules are there to protect you and your property value? its stops your neighbor from painting his house like a smartie box, or building 10 rooms that he rents out or opening a panel beating shop in in his garden?
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Nobody in our area does stupid kak like that. If you buy in a decent suburb then you can expect people to act like adults because they all want to protect their property values...
 
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Phew, the poll is leaning the same way I am, towards a standalone house. Given the higher cost, though, it just raises the question of by how many percent you under-bid on the OTP :) Obviously it depends on how much you’re willing to walk away from a property, and luckily I am totally prepared to walk away from pretty much any place … so I can afford to play some hard-ball upfront. Do buyers here have a standard percentage they under-bid by?
 
Foxhound5366 said:
Phew, the poll is leaning the same way I am, towards a standalone house. Given the higher cost, though, it just raises the question of by how many percent you under-bid on the OTP :) Obviously it depends on how much you’re willing to walk away from a property, and luckily I am totally prepared to walk away from pretty much any place … so I can afford to play some hard-ball upfront. Do buyers here have a standard percentage they under-bid by?
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In SA it was about 9% the last time I checked (2021) but you need to know the area. If the place has been on the market a while you can go low but you would be wasting your time if you try lowball on a decent CT house as if its decent it will sell in first week.
 
Foxhound5366 said:
Phew, the poll is leaning the same way I am, towards a standalone house. Given the higher cost, though, it just raises the question of by how many percent you under-bid on the OTP :) Obviously it depends on how much you’re willing to walk away from a property, and luckily I am totally prepared to walk away from pretty much any place … so I can afford to play some hard-ball upfront. Do buyers here have a standard percentage they under-bid by?
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15-20% in kempton...
 
Foxhound5366 said:
Do buyers here have a standard percentage they under-bid by?
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That would be foolish.
A home is worth what people are prepared to pay for it. You need to consider a number of factors to come to a figure that you would be prepared to pay for a property. Most importantly, what can you get for the same money in the same area? Only if a home is overpriced, do you put in an offer for what you believe to be a fair amount. That said, 90% are overpriced.
 
RonSwanson said:
That would be foolish.
A home is worth what people are prepared to pay for it. You need to consider a number of factors to come to a figure that you would be prepared to pay for a property. Most importantly, what can you get for the same money in the same area? Only if a home is overpriced, do you put in an offer for what you believe to be a fair amount. That said, 90% are overpriced.
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I am 100% convinced that most homes are advertised above-market so that there is fat for negotiation. This is just based on the ranges I’m seeing advertised in my area, and my understanding of human behaviour. A lot of these places don’t sell and then get marked down on Property24 etc. I’m just curious what the buyers on here do, because I’m going to need every trick in the book to get the place I have in mind :)
 
Foxhound5366 said:
I am 100% convinced that most homes are advertised above-market so that there is fat for negotiation. This is just based on the ranges I’m seeing advertised in my area, and my understanding of human behaviour. A lot of these places don’t sell and then get marked down on Property24 etc. I’m just curious what the buyers on here do, because I’m going to need every trick in the book to get the place I have in mind :)
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Buyers set the price, not sellers. Real estate 101.
 
I have been in a ST complex for the past 13 years. Admittedly I have had it fairly lucky here but I prefer it over a standalone house. Have never had a fight with the Body Corp. Had one special levy of R120 in all the time I have lived here (pest control), and its a low maintenance complex as its all face brick and non painted roofs. Stellar security with full time security guards, a pool next door I don't have to maintain myself, and a semi decent garden service. The safety and lock and go style suits us. Stairs are not an issue yet but will be as I age I guess but I will move on at that point.

Big advantages we have over freestand homes:
Security is above and beyond what I could ever manage in my own place. In 13 years in the complex there was one major incident that seemed more targeted, and a brief spate of cat burglaries we suspect by a resident using her young child to go in via windows. Ended soon after they moved out.
Dealing with noisy neighbors is easy as you can go via the BC rules to stop them from being crazy about things. Same for noisy pets. In a house you have nothing you can do if your neighbor parties till 2 AM once a week or his dog parks all day. Here those issues get resolved without much issue as rule breaking can lead to fines.

I realize a lot of complexes are not as well run as ours, and idiot trustees I have seen being a big issue with friends as has been financial mismanagement, special levies, etc but do your homework before you buy and you can generally find out a lot about how things run. Walk around the place outside and speak to some residents if you can and ask about special levies, how trustees are, etc.

Honestly I doubt I would be able to do a standalone home in SA due to security concerns. I am also not keen on employing people and a big garden would necessitate getting a gardener etc. Not interested in that and hate gardening myself so just no. Still, to each their own. My temperament is very different to others and you just have to figure out what works for you. All options are perfectly valid done right, depends on who you are and what you want. We are not dog/cat people which helps as that is much harder to do in a complex.
 
Foxhound5366 said:
I am 100% convinced that most homes are advertised above-market so that there is fat for negotiation. This is just based on the ranges I’m seeing advertised in my area, and my understanding of human behaviour. A lot of these places don’t sell and then get marked down on Property24 etc. I’m just curious what the buyers on here do, because I’m going to need every trick in the book to get the place I have in mind :)
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Once you've been looking in an area for a while, you'll have a good idea of actual values.

If something is well priced, offer close to asking. If not, offer what you are happy to pay for the place or walk away. There's no magic percentage formula.
 
KleinBoontjie said:
I own a 2 story duplex, although not in a complex. I don't care about duplex or free standing, but I do draw the line with body corporate's and levies. So I won't live in a complex again.

@OP, your definition of a duplex is a bit skew. Most of the pro's and con's you mention there is more synonymous with complex's, than duplexes.
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Body Corporates can fsck ALL the way off.

 
RonSwanson said:
Of course there is, real estate is not immune to the basic law of economics, which is driven by supply and demand.
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Residential property in sa did not follow any recognisable economic theory. The price you get as a seller is always determined by what a buyer is willing to pay. Buyer sets the price.
 
pinball wizard said:
Residential property in sa did not follow any recognisable economic theory. The price you get as a seller is always determined by what a buyer is willing to pay. Buyer sets the price.
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You don't have to accept the price as the seller if it's too low. if the price you expect is too high it won't sell. That's literally supply and demand 101.
 
pinball wizard said:
Residential property in sa did not follow any recognisable economic theory. The price you get as a seller is always determined by what a buyer is willing to pay. Buyer sets the price.
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Basic economics does not agree with you, and I agree with economics.
 
Curious, has anyone here been a victim of a severe crime in a complex? ie: House break-in middle of the night at gun point or anything of that nature?
 
Rented in 2 complexes before after previously owning standalone homes on the street. The Karens got to me. Got tired of the S#%t and bought a freestanding house again. Much happier.
 
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