Balwin Properties · Waterfall City
Kikuyu Lifestyle Estate
EDGE-certified apartments with the lowest entry price in Waterfall.
- Price from
- R 949 000
- Gross yield
- 8.1% gross / 6.3% net
- Projected ROI
- 11.2% p.a. blended
- Completion
- Rolling phases to 2028
Overview
Green-certified Apartments in Kikuyu Road, Waterfall, Midrand
Kikuyu is the most accessible entry point into the Waterfall precinct, combining EDGE-certified green apartments with a full lifestyle centre, pools, running track and co-working space. Its price point attracts the deepest tenant pool in Midrand.
- Lowest entry price inside the Waterfall precinct
- EDGE green certification and solar-assisted hot water
- Lifestyle centre, running track, pools and co-working
- Curro and Reddam campuses within 3 km
- Highest tenant enquiry volumes of any Midrand estate
Unit schedule
Prices, sizes and returns
| Unit type | Size | Price | Deposit | Monthly bond | Term | Est. rental | ROI |
|---|---|---|---|---|---|---|---|
| Studio | 28 – 33 m² | R 949 000 | R 95 000 | R 9 000 | 240 months (20-year bond) | R 7 800 pm | 9.9% gross |
| 1 Bedroom | 42 – 50 m² | R 1 249 000 | R 125 000 | R 11 800 | 240 months (20-year bond) | R 10 200 pm | 9.8% gross |
| 2 Bedroom | 62 – 76 m² | R 1 899 000 | R 190 000 | R 17 900 | 240 months (20-year bond) | R 14 800 pm | 9.4% gross |
| 3 Bedroom | 90 – 105 m² | R 2 749 000 | R 275 000 | R 26 000 | 240 months (20-year bond) | R 20 500 pm | 8.9% gross |
Bond repayments modelled at the current South African prime rate of 11.25% over 20 years. Figures are indicative and subject to bank approval.
Payment plan
Staged developer instalment plan
15% deposit split over the first three months
25% in equal quarterly instalments linked to construction milestones (slab, topping-out, facade)
60% on transfer, bond registration and occupation
Up to 100% bonds available for South African residents; 50% LTV for non-resident buyers
Instalments are interest-free and held in a Section 78(2A) attorney trust account.
Investment analysis
Model your return
- Gross rental yield
- 9.86%
- Net rental yield
- 7.69%
- Net annual income
- R 73 008
- Cash invested
- R 94 900
- Value in 5 years
- R 1 269 976
- 5-yr return on equity
- 723%
Assumes 22% of gross rental absorbed by levies, rates, management and vacancy. Illustrative only — not financial advice.
Gallery
Renders, interiors and site progress
Programme
Construction timeline
- Completed
Land acquisition & rights approved
Complete
- Completed
Bulk earthworks & piling
Complete
- Completed
Basement & podium structure
Complete
- Completed
Superstructure & topping out
Complete
- Programmed
Facade, glazing & fit-out
Scheduled
- Rolling phases to 2028
Practical completion & transfer
Scheduled
Amenities & location
What surrounds the building
Amenities
- 24/7 manned security & biometric access
- Backup power and water infrastructure
- Rooftop infinity pool & sun deck
- Fully equipped fitness studio
- Co-working lounge and boardroom
- Concierge and parcel management
- Fibre-ready throughout
- Secure basement parking
- Landscaped podium gardens
- Pet-friendly policy
Schools
- Curro Waterfall (1 km)
- Reddam House Waterfall (2 km)
- Crawford International (3 km)
Healthcare
- Netcare Waterfall City Hospital (1.5 km)
- Life Carstenhof (7 km)
Retail
- Mall of Africa (1 km)
- Waterfall Corner (2 km)
- Kyalami Corner (6 km)
Transport
- Allandale Road interchange (1 km)
- Midrand Gautrain (5 km)
- N1 Highway (2 km)
FAQs
Common questions
Can foreign nationals buy at Kikuyu Lifestyle Estate?
Yes. Non-residents may purchase South African property in their own name. Funds must be introduced through an authorised dealer bank and recorded as foreign capital so proceeds can be repatriated on resale. Non-residents typically qualify for a 50% loan-to-value local bond.
What is payable in addition to the purchase price?
New off-plan developments carry no transfer duty — VAT is included in the listed price. Buyers pay bond registration costs where a bond is raised, plus a first levy contribution and municipal deposit on occupation.
When is occupation expected?
Practical completion and first occupation are programmed for Rolling phases to 2028, subject to the standard construction contract provisions.
Is my deposit protected?
All deposits are held in a Section 78(2A) interest-bearing attorney trust account in the purchaser's favour until transfer, and the development is registered with the NHBRC.
Do you assist with letting after transfer?
Yes. PrimeStone Rentals offers a full letting and management mandate covering tenant placement, compliance and monthly reporting at 8% of gross rental.