There are parts of Johannesburg where buying a home is largely about choosing the right street, the right complex and the right number of bedrooms.

Chartwell is different.

Here, buyers are often considering something much bigger than the house itself.

They are buying space, privacy, mature gardens, water infrastructure, security and an entirely different way of living.

That is precisely what makes property in Chartwell so appealing — but it is also why buyers need to look beyond the photographs and floor plan before making a decision.

If you are thinking of buying property in Chartwell or Chartwell North, here are some of the things I believe are worth understanding first.

Why Are Buyers Drawn to Chartwell?

For many people, the attraction is remarkably simple.

Space.

Johannesburg has become increasingly developed, and substantial residential stands within reach of the northern suburbs are becoming harder to find.

Chartwell offers something very different.

Depending on the individual property, buyers may find:

• extensive gardens;
• large family homes;
• swimming pools;
• entertainment areas;
• cottages;
• staff accommodation;
• workshops;
• stables;
• paddocks;
• office space; and
• other improvements that would simply not be possible on a conventional suburban stand.

There is often also a wonderful sense of separation between neighbouring homes.

You can feel removed from the pace of Johannesburg without necessarily being removed from the amenities and business centres of the northern suburbs.

For families who value outdoor living, animals, gardening or simply having room to breathe, that can be enormously attractive.

Chartwell Is Not a Conventional Johannesburg Suburb

This is probably one of the most important things prospective buyers need to understand.

Buying property in Chartwell should not necessarily be approached in exactly the same way as buying an ordinary suburban home.

Lightstone’s latest suburb report records approximately 625 residential properties within Chartwell AH, with much of the recorded residential stock classified within estate environments.

That relatively limited stock is part of what makes the area so interesting.

Buyers are seldom comparing two near-identical properties.

One holding may have:

• significantly more land;
• several cottages;
• equestrian facilities;
• extensive water infrastructure;
• solar installations;
• a fully renovated main residence; or
• substantial outbuildings.

Another property at a similar asking price may offer less land but a beautifully maintained home requiring very little additional investment.

Bigger does not automatically mean better.

And it certainly does not automatically mean more valuable.

What Does the Ownership Data Tell Us?

The latest Chartwell AH suburb data provides an interesting insight into the nature of the area.

Approximately 50% of current owners have owned their properties for 11 years or longer.

That suggests that, for many owners, Chartwell is not simply another short stop on the property ladder.

It can become a long-term lifestyle choice.

That makes sense.

Once a family has become accustomed to large gardens, privacy, outdoor living and room for children and animals, moving back onto a conventional suburban stand may not be particularly appealing.

Who Is Buying in Chartwell?

The recent buyer profile is equally interesting.

According to Lightstone, approximately 68% of recorded buyers during the most recent 12-month period were aged between 36 and 49.

That fits naturally with the lifestyle Chartwell offers.

These are often the years when families begin looking for:

• more bedrooms;
• larger entertainment areas;
• proper work-from-home space;
• room for children;
• space for pets;
• additional accommodation;
• and a home that can adapt as family needs change.

Of course, no suburb belongs to one age group.

But the data does reinforce the idea that Chartwell can be particularly attractive to established families looking for more lifestyle and more flexibility from their next property.

Why Price Per Square Metre Can Be Misleading

One of the easiest traps when comparing agricultural-style properties is trying to reduce everything to a simple price per square metre.

It sounds wonderfully scientific.

Unfortunately, it can sometimes produce very misleading conclusions.

Two Chartwell properties can have similar land sizes but be completely different in terms of:

• building condition;
• accommodation;
• water supply;
• security;
• cottages;
• garages;
• outbuildings;
• solar installations;
• equestrian facilities;
• landscaping;
• and quality of improvements.

For this reason, I would always look at the whole property rather than relying heavily on one measurement.

A beautifully maintained holding with reliable water, good security and a house a buyer can move into immediately may be far more attractive than a significantly larger property requiring extensive upgrading.

1. Start With the Land — But Look Beyond Its Size

Large stands are part of the attraction of Chartwell, but the first question should not simply be:

How big is the property?

Ask instead:

How usable is the land?

Consider:

• the condition of the garden;
• irrigation;
• drainage;
• slope;
• access;
• mature trees;
• fencing;
• usable lawn areas;
• potential paddocks;
• and the amount of ongoing maintenance required.

There is no universally ideal stand size.

For some families, several hectares are the dream.

For others, a more manageable holding provides exactly the lifestyle they want without turning every weekend into a maintenance project.

2. Water Deserves Its Own Conversation

Water matters on a large property.

A lot.

If there is a borehole, don’t stop at asking whether one exists.

Ask:

• How reliable is it?
• What is the borehole used for?
• Is the house connected to it?
• Is it used primarily for irrigation?
• Is there water storage?
• Is there a filtration system?
• How is the garden irrigated?
• Is there municipal water as well?

A beautiful established garden can consume a substantial amount of water, particularly during Johannesburg’s dry winter months.

A reliable borehole may therefore be a significant practical benefit rather than merely another feature on a property advertisement.

Thinking of buying property in Chartwell?

I can help you look beyond the listing photographs and understand the practical questions worth asking before making an offer.

3. Understand the Cost of Maintaining the Lifestyle

Large-property living can be wonderful.

It can also require more maintenance than an ordinary suburban home.

Before buying, consider the ongoing upkeep of:

• gardens;
• swimming pools;
• boreholes;
• pumps;
• irrigation;
• security;
• perimeter fencing;
• driveways;
• roofs;
• outbuildings;
• additional accommodation; and
• any specialised infrastructure.

None of this should necessarily put you off.

It simply needs to form part of the buying decision.

One particularly useful question to ask a seller is:

“What does it realistically cost to run this property?”

Electricity consumption, garden maintenance, security costs, water systems and general upkeep can vary enormously from one holding to another.

4. Look Carefully at the Main House

Large homes are not automatically good homes.

Layout matters.

A 600m² home that flows beautifully may be much more enjoyable than a significantly larger property that has been repeatedly extended without much consideration for how the spaces connect.

When viewing a Chartwell home, ask yourself:

• Does the kitchen connect naturally with the living areas?
• Can you see and access the garden from the main reception rooms?
• Is indoor-outdoor entertaining easy?
• Are bedrooms positioned logically?
• Is there enough storage?
• Is there suitable work-from-home space?
• Could part of the accommodation work for grandparents, guests or older children?
• Are there rooms that your family would genuinely use?

Think about how your family would live in the house, rather than simply counting rooms.

5. Indoor-Outdoor Living Is Part of the Attraction

For many buyers, this is one of the great advantages of living in Chartwell.

A substantial garden becomes far more valuable when the house actually connects to it.

Covered patios, entertainment areas, swimming pools and easy access from the kitchen and living rooms can completely change how a family uses a property.

When viewing, ask yourself:

Would we genuinely spend time out here?

Can children play outside while adults entertain?

Does the patio connect naturally with the kitchen?

Is there shade?

Can the space be used in summer and winter?

If the answer is yes, the property is offering more than square metres.

It is offering a lifestyle.

6. Security Should Be Investigated Properly

The phrase “secure property” can mean very different things.

Buyers should establish what security measures actually exist.

Consider:

• access control;
• perimeter security;
• electric fencing;
• alarm systems;
• beams;
• CCTV;
• neighbourhood security initiatives;
• entrance arrangements;
• and whether the property falls within an enclosed or controlled-access environment.

Security should form part of the practical due diligence when comparing properties.

7. Look Carefully at Additional Buildings

One of the attractions of larger Chartwell properties is the variety of additional accommodation and structures buyers may encounter.

These can include:

• cottages;
• staff accommodation;
• offices;
• studios;
• workshops;
• garages;
• storerooms;
• barns;
• stables;
• entertainment buildings.

These improvements can add considerable practical value.

However, buyers should establish what structures exist, what condition they are in and, where appropriate, whether plans and approvals are available.

This becomes particularly important with properties that have evolved and been improved over many years.

8. Think About Your Future — Not Only What You Need Today

A Chartwell property may suit many different stages of family life.

A young family might initially be attracted by the garden and space for children.

Several years later, the same property may become valuable because of:

• work-from-home flexibility;
• space for teenagers;
• accommodation for extended family;
• cottage potential;
• storage;
• entertainment facilities;
• room for pets;
• and greater privacy.

That is why properties with flexible spaces can be particularly appealing.

A study may later become a guest room.

A second lounge may become a home office.

A cottage may accommodate grandparents or an older child.

Buy the house you need today, but consider whether it has room to adapt tomorrow.

9. Country-Style Living Without Complete Isolation

One of Chartwell’s most appealing characteristics is the balance between space and convenience.

The latest Lightstone suburb data places The Fern Shopping Centre at approximately 1.4 km and Broadacres Shopping Centre at approximately 2.4 km from the area reference point. The report also identifies a number of educational facilities in and around Chartwell, including Montessori, primary and secondary-school options.

That balance matters.

You can enjoy larger stands, trees and a more rural atmosphere without necessarily giving up everyday access to shops and schools.

When buying, however, don’t simply rely on a map.

Drive the area.

Explore the access routes.

Visit at different times of day.

Imagine:

• the school run;
• travelling home after dark;
• getting to work;
• Saturday morning groceries;
• and your normal weekly routine.

Buying a lifestyle property means evaluating the lifestyle around the property too.

New to Chartwell?

Visit my Chartwell area page for local property insights, buyer information and future market updates.

10. Don’t Let the Asking Price Become Your Valuation

This is true in every property market, but it becomes particularly important in an area where properties vary so substantially.

An asking price is not proof of market value.

It represents what a seller hopes to achieve.

Useful evidence comes from:

• recent registered sales;
• competing properties;
• property condition;
• improvements;
• land;
• location;
• market activity;
• and genuine buyer response.

Because Chartwell properties can differ so greatly, it is often more useful to understand why one property achieved more or less than another than simply comparing headline prices.

If you are serious about a property, ask your estate agent to help you understand the recent sales evidence before deciding what offer to make.

11. Condition Can Sometimes Matter More Than Size

Renovating a very large property can become expensive remarkably quickly.  Consider the potential cost of replacing or upgrading:

• kitchens;
• bathrooms;
• roofs;
• windows;
• flooring;
• electrical systems;
• swimming pools;
• borehole equipment;
• landscaping;
• irrigation;
• and outbuildings.

A property that initially appears inexpensive may require substantial additional investment.

Conversely, a slightly smaller or more expensive home that has been beautifully maintained may represent much better overall value.

The right question is therefore not always:

“Which property gives me the most land?”

Sometimes it is:

“Which property gives my family the best combination of lifestyle, condition and long-term value?”

Buying the Lifestyle — Not Just the House

There is something wonderfully appealing about arriving home and feeling as though you have left the city behind.

Space around you.

Mature trees.

A large garden.

Children playing outside.

Dogs running.

A pool.

A fire burning on a winter evening.

A patio full of family and friends on a summer afternoon.

For the right buyer, Chartwell can offer an extraordinary lifestyle.

But it is precisely because these properties are so individual that buyers should approach them thoughtfully.

Understand the land.

Understand the water.

Understand the security.

Understand the infrastructure.

Understand the maintenance.

Understand the house.

And then decide whether the property fits:

the life you actually want to live.

Because ultimately, that is what you are buying.

Considering Buying Property in Chartwell?

If you are considering property in Chartwell or Chartwell North, I would be happy to help you interpret the available sales information, understand individual properties and make a well-informed buying decision.

My role isn’t simply to help you find a property.

It is to help you make the right property decision for your circumstances.

Sandy Graham
Sell with Sandy
Powered by Cornerstone Homes
Trusted Property Advice

Want to see the numbers for yourself?

Download the latest Chartwell AH suburb report, including ownership trends, buyer demographics, recent transfer activity and nearby amenities.

FAQs

Is Chartwell a good area for families?

Chartwell can be particularly attractive to families who value large gardens, privacy, outdoor living and flexible accommodation. Recent Lightstone data shows that the largest group of recorded buyers over the past year was aged 36–49, although each buyer should naturally consider their own requirements around schooling, commuting, security and property maintenance.

Why do property prices in Chartwell vary so much?

Land size is only one component of value. Building size and condition, boreholes and water infrastructure, security, cottages, outbuildings, equestrian facilities, location and the quality of the main residence can all materially affect what buyers are prepared to pay.

Should I use price per square metre to compare properties in Chartwell?

It can provide one reference point, but I would not use it in isolation. Large holdings can vary dramatically in terms of improvements, condition and usability, making simple price-per-square-metre comparisons potentially misleading.

Do properties in Chartwell usually have boreholes?

Water arrangements vary from property to property. If a borehole exists, buyers should establish its reliability, what it supplies, whether storage and filtration systems are installed and how the garden is irrigated.

What should I check before buying a property in Chartwell?

In addition to the normal property inspection, I would investigate water supply, security, land maintenance, outbuildings, plans and approvals where relevant, running costs, access and the condition of infrastructure such as borehole equipment, irrigation systems and swimming pools.

Is Chartwell close to shops and schools?

Despite its country-style feel, Chartwell has access to a number of nearby amenities. Lightstone identifies The Fern Shopping Centre and Broadacres Shopping Centre within a few kilometres of the area, as well as numerous nearby educational facilities.

Do people tend to stay in Chartwell for a long time?

The current ownership profile is interesting: Lightstone records approximately half of current owners as having held their properties for 11 years or longer. That does not mean every buyer stays long-term, but it does suggest a relatively established ownership base.

Can an estate agent help me decide whether a Chartwell property is correctly priced?

Yes. Recent registered transactions, competing listings, the condition and improvements of the individual property and current buyer response should all form part of the assessment.