Isofthiwe Yokuphumelela Kwe-Build-to-Sell eNingizimu Afrika

Ngaphambi kokusayina isivumelwano sokuthenga isiqephu somhlaba eGauteng noma eNtshonalanga Kapa, udinga inombolo eyodwa ngaphezu kwazo zonke: yiziphi izindleko lesi sayithi esingakwazi ukuzikhokhela ngempela ngalowo mhlaba futhi kusale inzuzo efanele ingozi? Yilowo umbuzo isofthiwe yokuphumelela kwe-Build-to-Sell eNingizimu Afrika abathuthukisi abancika kuwo ukuthola impendulo — ngokusebenza emuva kusukela kulokho amayunithi aqediwe azothengiswa ngakho, kudlula kuyo yonke irandi yezindleko zokwakha nezezimali ezithambile, kuze kufinyelele enanini elisele lomhlaba ongalibeka etafuleni. Uhlelo lwe-Build-to-Sell luyaphila noma lufe ngokuya ngokuhlolwa kwezinga lokuthengisa, futhi ukulithola kabi kusho ukukhokha ngokweqile ngesayithi noma ukuhamba kusuka esivumelwaneni ebesizosebenza. Ukwenza lezo zibalo kusiprediishithi esibuthakathaka, iseli ngeseli, kuyindlela abathuthukisi abahle abalahlekelwa yimali ngayo ngenxa yephutha elincane.

Lo mhlahlandlela uchaza ukuthi isofthiwe yokuphumelela kwe-Build-to-Sell imodela kanjani i-Gross Development Value, izindleko zokuthuthukisa eziphelele, inani elisele lomhlaba, kanye nezilinganiso zenzuzo zohlelo lokuthuthukisa nokuthengisa izindlu eNingizimu Afrika — nokuthi kungani isofthiwe inqoba isipredishithi sokufaka isicelo somhlaba.

Ezomnotho ze-Build-to-Sell Kuqhathaniswa ne-Build-to-Rent

Isinyathelo sokuqala ukwazi ukuthi udlala muphi umdlalo, ngoba izibalo zihluke ngempela. Ohlelweni lwe-Build-to-Sell uthuthukisa amayunithi, uwathengise, uthathe inzuzo yakho bese uphuma — ukuhlolwa konke kugxile ku-Gross Development Value (i-GDV) nokuthi ungalishintsha kanjani ngokushesha leyo nani libe imali ekhona. Ohlelweni lwe-Build-to-Rent uyathuthukisa bese ugcina, futhi imbuyiselo ivela kwimali engenayo yokusebenza ehlanganisiwe ngezinga lemvuzo lokuphuma phezu kweminyaka, hhayi ukuthengisa okukodwa.

I-Build-to-Sell ivuza intengo yokuthengisa, isivinini sokuthengisa, kanye nokuphuma okuhlanzekile; imali yesikhwama ibuyiselwa ngokushesha.
I-Build-to-Rent ivuza imali engenayo yokuqasha ezinzile, izinga eliphansi lokungahlali muntu, kanye nezinga elihle lemvuzo lokutshala imali; imali yesikhwama ivaliwe.
I-Build-to-Sell izwakala kakhulu uma imakethe yokuthengisa ibuthaka, ngoba yonke imbuyiselo yakho itholakala ngesikhathi sokuthengisa hhayi ukwehliswa phezu kwesikhathi sokubamba.

Uma uhlelo lwakho luyisu lokuthuthukisa-nokusebenzisa ngempela, izibalo zezinga lokuqasha zishiwo esihlokweni sethu esihambisanayo mayelana nesofthiwe ye-Build-to-Rent eNingizimu Afrika. Lesi sihloko sihlala siqinile ezingeni lokuthengisa.

Uhlelo lwe-GDV → izindleko → inani elisele lomhlaba

Ukulinganiswa kwenani elisele lomhlaba kuyisisekelo salo lonke ukuhlolwa kwe-Build-to-Sell, futhi kusebenza ngendlela eyodwa: inani kuqala, izindleko emuva kwalokho, umhlaba ekugcineni.

I-Gross Development Value (GDV) — inani eliphelele olindele ukulifaka ebhange ngokuthengisa iyunithi ngayinye, ngemuva kokukhishwa kwezindleko zokuthengisa, ikhomishini yabameli, kanye nokuphathwa kwe-VAT.
Izindleko zokuthuthukisa eziphelele — ukwakha, imali yobungcweti, izindleko ezingalindelwe, ukukhangisa, ezezimali, kanye nesidingo senzuzo yomthuthukisi.
Inani elisele lomhlaba — i-GDV ikhipha zonke izindleko ezingenhla ilingana nemali eningi ongayikhokhela umhlaba futhi usafinyelele imbuyiselo oyihlosile.

Le nqubo ayixoleli: uma umhlaba ubekwe ngenani eliphezu kwenani lakho elisele, isivumelwano asisebenzi enzuzweni oyidingayo. Isofthiwe yokuphumelela kwe-Build-to-Sell yenza ingxenye ngayinye yalezi zingeni icace bese ibuyekeza kabusha inani elisele ngokushesha lapho noma yimuphi umniningwane eshintsha. Umhlahlandlela wethu we-ucwaningo lokuphumelela lokuthuthukisa impahla uhamba ngokuningiliziwe emkhawulweni wokuhlola ongemuva kwalokhu.

Isibonelo esisebenzayo senani elisele lomhlaba

Ithebula elingezansi liyisibonelo kuphela — izinombolo ze-ZAR ziyizinombolo zesikhashana ezikhombisa indlela isistimu esisebenza ngayo, hhayi umgomo wesayithi lakho. Uhlelo lwe-sectional title olunamayunithi angu-24 lungahlolwa kanje:

Uhlelo lwemali	Isisekelo	Inani (ZAR, isibonelo)
I-GDV (amayunithi angu-24 ku-R1.85m ngalinye)	Ukuthengisa okuphelele	44 400 000
Ukukhishwa kwezindleko zokuthengisa (abameli, ukudlulisa)	4% ye-GDV	(1 776 000)
Inani lokuthuthukisa elisele		42 624 000
Izindleko zokwakha	Amayunithi angu-24 ku-R950k ngalinye	(22 800 000)
Imali yobungcweti	8% yokwakha	(1 824 000)
Izindleko ezingalindelwe	5% yokwakha	(1 140 000)
Ukukhangisa nokuthengisa	2% ye-GDV	(888 000)
Izindleko zezimali	Inzalo phakathi nesikhathi	(2 300 000)
Inzuzo yomthuthukisi	20% ezindlekweni	(5 800 000)
Inani elisele lomhlaba	Ibhalansi	6 072 000

Bheka umugqa wokugcina: lolu hlelo lungakwazi ukukhokha cishe R6.07m ngomhlaba. Nikeza okwengeziwe futhi inzuzo iyancipha; ithole ngokuncane khona kanye isaba yenyusa imbuyiselo yakho. Ngoba isofthiwe igcina yonke leyo ketango iphila, ungabuza ngokushesha ukuthi kwenzekani uma ukwakha kudlula ngo-10% noma intengo ephakathi yokuthengisa yehla nge-R100k ngeyunithi — inani elisele lishintsha phambi kwakho, hhayi ngemuva kokwakhiwa kabusha okubuhlungu ngesandla.

Izilinganiso zenzuzo ezibaluleke ngempela

Inani elisele lodwa alikutshele ukuthi isivumelwano sihle yini — udinga izilinganiso zenzuzo ezizohlolwa ngababoleki nabalingani bezimali.

Inzuzo ngokwezindleko — inzuzo yomthuthukisi ihlukaniswa ngezindleko zokuthuthukisa eziphelele. Abaxhasi bezimali baseNingizimu Afrika bavame ukufuna u-20% noma ngaphezulu ohlelweni lwe-Build-to-Sell ukuze bamunce ingozi.
Inzuzo ngokwe-GDV — inzuzo njengephesenti ye-Gross Development Value; ukubona ngokushesha umugqa wenzuzo maqondana nokuthengisa.
Inzuzo ngokutshalwa kwemali / i-IRR — imbuyiselo yemali oyifake ngempela, uma isikweletu esikhulu sesifakiwe.

Kungani kufanele zonke ezintathu zigcinwe? Uhlelo lungabonisa inzuzo ngokwezindleko enhle kodwa inzuzo ngokwe-GDV encane, likuxwayisa ukuthi ukwehla okuncane kwezintengo zokuthengisa kungasusa umugqa wenzuzo ngokuphelele. Isofthiwe ikuvumela ukuthi ushintshe intengo yokuthengisa, izindleko zokwakha, kanye nentengo yomhlaba kanyekanye bese ubona indlela isilinganiso ngasinye esiphendula ngayo — umsebenzi wokuzwa amazinga ohlukanisa ukuhlolwa okuqinile kwenkolelo enethemba nje. Ngesakhiwo sezimali esihlala phezu kwalezi zinombolo, bheka izimali zokuthuthukisa izindlu eNingizimu Afrika.

Ukumukelwa kokuthengisa nokwenziwa ngezigaba

I-GDV icabanga ukuthi amayunithi ayathengiswa ngempela — futhi indlela asheshe ngayo ukuthengiswa iyashayela izindleko zakho zezimali kanye nokugeleza kwemali yakho.

Izinga lokumukelwa — angaki amayunithi athengiswayo ngenyanga. Ukumukelwa okuhamba kancane kunweba isikhathi sokuthengisa, ngakho isikweletu sihlala isikhathi eside emabhukwini futhi inzalo iyanyuka.
Ukwenziwa ngezigaba — ukukhipha amayunithi ngezigaba kuvumela ukuthengisa kwakuqala ukunciphisa ingozi futhi kuxhase ingxenye yezigaba ezizayo, kodwa lokhu kunweba futhi uhlelo.
Isikhathi sokugeleza kwemali — uhlelo lwe-Build-to-Sell lungabukeka lunenzuzo ephepheni kodwa lube nengcindezi yemali phakathi kokusetshenziswa kwemali yokwakha nokungena kwemali yokuthengisa.

Izinkolelo zokumukelwa kufanele zibe ngaphakathi emodelini, hhayi ephuzwini olungasese, ngoba zingena ngqo ezindlekweni zezimali nasenanini elisele. Ukumodela isikhathi ngokufanele yikho impela okuyisofthiwe yokugeleza kwemali yokuthuthukisa impahla eNingizimu Afrika eyakhelwe khona.

Kungani isofthiwe yokuphumelela kwe-Build-to-Sell inqoba isipredishithi esibuthakathaka

Ukuhlolwa okuningi kwenani elisele kusahlala kusesipredishithini esisodwa esiqondwa umuntu oyedwa — futhi lokho kuyingcuphe uma ufaka isicelo somhlaba uphikisana nesikhathi.

Izinkomba eziphukile — umugqa owodwa osusiwe ukhinyabeza inani elisele ngokuthula, futhi akekho onakayo kuze kube yilapho isicelo sesiphumile.
Akukho ukulawulwa kwezinguqulo — amakhophi amathathu agciniwe athi “final_v3” futhi akukho ukuqiniseka ukuthi yiliphi elishayele isicelo esiphumelele.
Izimo eziphuza — ukuhlola ukushintsha kwentengo noma kwezindleko kusho ukwakha kabusha izinsizakusebenza ngesandla esikhundleni sokushintsha nje umniningwane.
Akukho umzila wokucwaninga — uma umxhasi wemali ebuza ukuthi ufinyelele kanjani enanini lomhlaba, izinkolelo zibe zimbelwe emaseleni.

Isofthiwe yokuphumelela kwe-Build-to-Sell eyakhelwe injongo ihlela i-GDV, izindleko, inani elisele, nenzuzo njengeminingwane exhunyiwe, enezinguqulo. I-Wakha igcina konke ukuhlolwa endaweni eyodwa ukuze izimo zibe ukushintsha kwenkolelo hhayi ukwakha kabusha, futhi izinombolo osicela ngazo yizona zinombolo ongazivikela. Lo msebenzi wezinga lokuthengisa uhlala ngaphakathi kwesethi yamathuluzi ebanzi echazwe ekhasini lethu eliyisisekelo, isofthiwe yokuphumelela kokuthuthukisa impahla eNingizimu Afrika, ngemininingwane eqondene nezindlu ku-isofthiwe yokuphumelela kokuthuthukisa izindlu eNingizimu Afrika.

Kusukela ekuhlolweni okuphumelele kuya ekwakhweni okuphilayo

Ukuhlolwa okuwina umhlaba akufanele kulahlwe ngosuku isivumelwano sivalwa ngalo. Emsebenzini wesipredishithi, imodeli yokuphumelela iyagcinwa endaweni yomlando futhi iphrojekthi iyaqala kabusha kusukela ekuqaleni, kulahleke izinkolelo okwakuvunyelwene ngazo yibo bonke. Ngoba i-Wakha igcina imodeli yokuphumelela nedatha yokulethwa ndawonye, i-GDV egunyaziwe, uhlelo lwezindleko, nomgomo wenzuzo kudlulela ngqo ekwakhweni okuphilayo — ngakho njengoba izindleko zokwakha zifinyelela namayunithi eqala ukuthengiswa, uhlala ulinganisa okwenzeka ngempela nokuhlolwa okwagunyaza ukuthenga, hhayi inkumbulo yakho ngakho.

Bhukha idemo

Bona ukuthi i-Wakha imodela kanjani i-GDV, inani elisele lomhlaba, kanye nenzuzo ngokwezindleko yohlelo lwe-Build-to-Sell ngezinombolo zakho. Bhukha idemo.

Imibuzo Evame Ukubuzwa

Iyini inani elisele lomhlaba ekuhlolweni kwe-Build-to-Sell?

Inani elisele lomhlaba yilokho okusalayo lapho ukhipha zonke izindleko zokuthuthukisa — ukwakha, imali, izindleko ezingalindelwe, ukukhangisa, ezezimali, kanye nenzuzo oyidingayo — kusuka ku-Gross Development Value esele. Yiyona mali eningi ongakhokha yona ngomhlaba futhi usafinyelele imbuyiselo oyihlosile, okuyenza ibe inombolo eyisisekelo kunoma yisiphi isicelo somhlaba.

Iyahluka kanjani isofthiwe yokuphumelela kwe-Build-to-Sell kumamodeli e-Build-to-Rent?

Isofthiwe ye-Build-to-Sell isebenza emuva kusukela ezintengweni zokuthengisa amayunithi (i-GDV) kuya enzuzweni eyodwa ngesikhathi sokuphuma, ngakho izwakala kakhulu entengweni yokuthengisa nasekumukelweni kokuthengisa. Umamodeli we-Build-to-Rent uhlanganisa imali engenayo yokuqasha ngezinga lemvuzo lokuphuma phezu kwesikhathi sokubamba, ngakho ugxile emalini engenayo yokusebenza ehlanganisiwe nakumazinga emvuzo yokutshala imali kunesenzakalo sokuthengisa.

Iyiphi inzuzo ngokwezindleko okufanele uhlelo lwe-Build-to-Sell laseNingizimu Afrika luyihlose?

Ayikho inombolo evamile, kodwa abathuthukisi nabaxhasi bezimali abaningi baseNingizimu Afrika bafuna cishe u-20% wenzuzo ngokwezindleko ukukhokhela ingozi yemakethe, ezindleko, nokuthengisa. Umgomo ofanele uncike kuphrofayela yengozi yohlelo, isakhiwo sezimali, kanye nokuthi uzethemba kangakanani ngezintengo zakho zokuthengisa — yingakho ukuhlola lokhu kumelene nezimo eziningi kubalulekile.

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