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05 September 2010

Dullstroom - Mpumalanga

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Lost Valley Country Estate Dullstroom
ZCE17

Sole Mandate
Price: R 750,000 - R 1,500,000

Area: Dullstroom
Land Size: 1047 ha
House Size: Owners choice

Lost Valley is an exciting new development located on the urban fringe of Dullstroom. The Estate encompasses 1047 hectares of rolling Dullstroom countryside and offers amazing endemic rock features and farmland views. Waters are both exclusive and plentiful and include 3 km of the pristine upper reaches of the Crocodile River with wild trout and 8 still-water dams. The estate is unique with both its low density and proximity to Dullstroom village. With only 35 stands available, you are assured of extraordinary exclusivity and all the pleasures of “owning your own farm” without the full expense and responsibility of that option. You also have the best of both worlds where you can enjoy true country living with the advantage of being able to nip into town (only 4kms away) to enjoy the quaint village of Dullstroom and all the amenities it has to offer.

Accommodation Details:
Full Title Stands & Descriptions
There are a total of 35 stands of 1 hectare each on 1047 hectares. These are loosely clustered into seven groups, each with very different features:

Waterside stands: As the name suggests, these 3 stands are situated overlooking a beautiful dam approximately 1ha in size, offering trout fishing on your doorstep. There are also wonderful views across the estate and surrounding farmlands. They are close to a small blue-gum forest and an original old stone wall kraal.

Lake View: Is made up of 6 stands that have a view of two large dams. 3 of these stands are positioned on individual “plateaus” surrounded by beautiful rock features with indigenous trees and shrubs. They are very protected and very private. The other 4 stands are set amongst the gum trees but offer the same view of the dams.

Woodlands: There are 5 Woodlands stands, most of which are set amongst a gum tree forest and are north facing. Their views are across the rolling hills towards the Steenkampsberg Mountains.

Redhills: Comprises 4 north facing stands that are set in a typical Dullstroom highland environment of grassy slopes offering panoramic views across the Steenkampsberg Mountains.

Rock Ridge: Is made up of 7 stands in total, 4 of which are set amongst amazing rock formations and overlook dams that lie across the Crocodile watercourse. These have 360º views across the Steenkampsberg towards “Verlorenvlei” Nature Reserve. The last 3 of these stands are tucked away in small valleys and one is situated very close to one of the dams.

Northwards: These 7 stands have a very different feel and are on the opposite side of the Estate. They are also more in keeping with the typical Dullstroom landscape of rolling hills.

Stables: As the name suggests these 3 stands are in the same area as the original farmhouse and where the stables for the Estate will be built.

Prices range from R 750 000 up to R 1 500 000 depending on proximity to fishing waters and views.

Extras:
Activities:
A large part of the Estate is pristine grasslands with indigenous flora and fauna and
particularly suited to mountain biking, fly fishing, hiking, bird watching and horse riding.

Fishing:
There are 8 large dams and 3 km of the upper reaches of Crocodile River, offering un-spoilt trout fishing in a natural environment. The dams are fed by pristine streams and springs. The headwaters of the Crocodile River hold a population of wild rainbow and brown trout that offer challenging fishing.

Farm Concept:
The concept for the farm is to maintain the farm environment and to minimize the impact on the flora and fauna, hence roads will not be tarred. They will be graded “dirt” or two track cement roads where necessary. Driving will only be allowed on access roads. Parking areas will be provided at the stables and at some of the dams with other dams only accessed by foot. Perimeter fencing will remain 6-strand barbed wire farm fencing. The Gate House will ultimately offer 24 hour security and access control.

Water Supply:
Homes will be supplied by two of the three existing boreholes that will feed into tanks and from there gravity fed to the houses.

Servicing:
All properties will be serviced with electricity and water subsequent to transfer of properties. Homeowners will be required to install individual septic tanks which will feed into the “Lilliput” tank, provided by the Developer. This system ensures that waste water is filtered to a level 1 (high grade) discharge as required by the “Conditions of Development”. Registration of transfer shall take place within two months of the successful conclusion of the sale of
R 5 000 000.00 worth of stands.

Estate Manager:
There will be a manager living on site who will be responsible for maintenance of the Estate. There is currently a farming operation on parts of the property, utilized for the grazing of cattle. The farmer has a lease to continue with this farming operation, which enhances the farm ‘feel’ of the property.

Architecture & Building:
The development of Lost valley has been holistically approached whereby the architecture and landscaping results in a development sympathetic to the natural mountain grassland setting. A choice of house plans is available if you so choose, however owners do have the flexibility to use their own plan as long as they are congruous and are passed by the Architectural Design Committee. An Estate builder is also available to quote on your build, but need not necessarily be used if you have your own preference.

Architects and builders must be registered with the relevant professional bodies.
A maximum of four bedrooms has been specified by the Dept of Water Affairs to limit the water usage on the Estate. Houses must be completed by December 2015 or within three years of date of transfer, which-ever is the later date of the two.

Staff quarters may be included in your design, but this would take up one of the maximum four bedroom allocation.
Double storey and split level homes will only be allowed where the natural gradient of the stand warrants it.

Levies:
Levies will become applicable upon transfer of the stands into the name of the Purchaser. It is anticipated that the levy will be approximately R 2000 per month. This will cover various estate expenses, some of which include the following:
• Maintenance of roads and common property;
• Maintenance of dams and firebreaks;
• Maintenance of various infrastructures such as water supply and the Lilliput system;
• Supply and use of a basic water allocation to each homeowner;
• Manning of the gatehouse – when appropriate;
• Maintaining a healthy trout stocking policy;
• Public Liability & any other necessary Insurance.

Rates and taxes:
Are not currently applicable but will be introduced at some point in the future. It is a “tax” that is payable to the local Municipality and will be based on a minimal percentage of the value of the deemed value of the land. Assurances have been given by the Emakhazeni Municipality that they will not be retrospective.

Water Usage:
The Dept of Water Affairs has allocated a certain amount of water to the Estate to ensure sustainable usage even if the entire estate is occupied fulltime by homeowners. The allocation equates to approximately 150 to 200 litres per person per day. This is a very generous figure as a standard average household uses 1500 litres per day. This allocation will be supplied to each stand at no charge. However, should homeowners exceed this amount; they will be required to buy additional water from the Home Owners Association (H.O.A.).

Electricity:
Each house will have their own meter but the estate will be charged as a whole by Eskom. The H.O.A. will then allocate the cost to each homeowner based on their metered usage.

Rules and Regulations:
• Pets: due to the fact that this is a nature reserve, dogs will be allowed but within the confines of the disturbance area of the property and must be kept on a lead outside of this area. This policy will be reviewed by the H.O.A once the entire estate has been transferred.
• No rental of houses shall be allowed at all. Home owners may nominate 6 “users” that may occupy the house without the presence of the owner.

Purchase Process:
• An initial deposit of 10% upon signature of the Agreement of Sale document;
• Approval in principle for the bond is required within 21 days of signature by the last party signing, with guarantees to be produced within 45 days;
• Alternatively a bank guarantee / letter of comfort is required within 21 days of being called upon to do so, which will be shortly before transfer of the property. The deposit would become non refundable should the Purchaser not be able to produce this bank guarantee or “letter of comfort”.