Blog

Dear Orion Reader

We are once again half way through the 2025 calendar year and at the end of our financial reporting year.

The past 6 months have been very exciting but also challenging. Some of the highlights are:

• The four furnished residential apartment projects in progress. Early indications are that our design & price points are spot on and demand will be good. The first 46 units will all be ready for occupation by 1 September 2025 The remaining 220 units will be ready in the first quarter of 2026

• During the past 6 months we have settled in some major national tenants
  • Sanlam
  • Liquor City
  • Fashion Fusion
  • Roots butchery
  • ABSA Bank
  • Oasis Water
  • Pot O’Round
  • Evolve Denim
  • Foshini Women
  • Pro Vantage

• We completed the acquisition/purchase of;
  • 11 x Residential apartments at One on First
  • 2 x Villas at Magoebaskloof Hotel
  • The Venue Country Hotel

• We re opened the  Mont Aux Sources Drakensberg Resort after a 5 year shut down & a R20 million refurb
• We are experiencing high occupancies at our Regus furnished offices
• We secured additional R80 million in development funding from Nedbank

The Orion Group is moving in the right direction with the continuous  improvement of our balance sheet & LTV (Loan to Value) ratios.

We are  looking at modifying the hotel business model through various initiatives.

Since ORE has become a family controlled private company we are able to make decisions faster and more efficiently.

Succession planning has been addressed in earnest with both Nadia & Franz (Jun) now being part of the executive team.

Our total Group headcount has grown to 400 from the 250 people just after the Covid Lockdown.

Despite the local economy, world political instability and general uncertainty we ate Orion are very confident about our future and will continue to expand & grow.

Thank you for visiting our website!

The South African property landscape is evolving. As urban demands change, so too does the use of our built environment — and one of the clearest trends emerging in 2025 is the growing conversion of office buildings into residential apartments.

This shift is not just a response to vacant office space — it’s a strategic realignment with market realities and urban living demands.

What’s Driving the Trend?

1. Remote and Hybrid Work
   Post-pandemic work culture has solidified hybrid models across most sectors. Many companies have scaled down their office footprints, resulting in underutilised or vacant buildings in once-thriving business districts.
2. Urbanisation and the Housing Gap
   At the same time, South African cities are experiencing increased urbanisation. There is a rising demand for affordable, secure, and well-located housing for professionals, students, and small families — particularly in city centres with easy access to transport, shops, and services.
3. Sustainability and Smart Development
   Repurposing existing buildings aligns with global trends toward sustainable development. Instead of demolishing and rebuilding, developers are reducing their environmental footprint while preserving urban density and infrastructure.

---

The Orion Approach

At Orion Real Estate, we are actively embracing this trend as part of our long-term strategy. Several of our older commercial buildings are undergoing phased redevelopment into fully furnished, modern studio apartments, designed specifically for young professionals and the Airbnb market.

Our developments focus on:

• Prime locations near retail, transport, and business nodes
• Stylish, compact design with all modern amenities
• Flexible rental options, from long-term tenants to short-term stays
• Security, comfort, and convenience as core offerings

By reimagining our portfolio, we’re not only responding to market needs but also contributing to the vibrancy and regeneration of key urban precincts.

---

Looking Ahead

The conversion of office space into residential units is more than a property trend — it’s a reflection of how South Africans live, work, and connect today. Developers and landlords who adapt now stand to unlock new revenue streams and ensure long-term asset value.

Orion Real Estate remains committed to staying ahead of industry shifts, creating spaces that serve modern lifestyles while enhancing the communities we operate in.

Visit our new business and website at www.orionapartments.co.za for more information on our exciting conversions of office spaces to luxury studio apartments.

Interested in leasing or investing in our redeveloped residential spaces?
Contact us at info@orionrealestate.co.zad protects your business interests.

Leasing office space in South Africa involves understanding key terms in your lease agreement to avoid issues down the line. Here’s a quick guide:

1. Lease Term

Office leases typically range from 3 to 5 years. Understand the lease duration, renewal options, and penalties for early termination.

2. Rent and Escalation Clauses

The lease should outline your rent and annual rent increases, often tied to inflation or a fixed percentage.

3. Security Deposit

Expect to pay a deposit (usually 1-3 months’ rent). Ensure the lease specifies conditions for refunding or withholding the deposit.

4. Operating Costs

In addition to rent, you may pay for utilities, maintenance, and management fees. These should be outlined as operating costs in the lease.

5. Repairs and Maintenance

Landlords typically handle structural maintenance, while tenants maintain the interior. Clarify responsibilities before signing.

6. Notice Period and Termination

Check the notice period required for terminating the lease and any penalties for early exit, usually 3–6 months.

7. Fit-Outs and Modifications

Ensure the lease allows alterations to the space and specifies who bears the cost of any changes.

8. Subletting and Assignment

Most leases require landlord approval for subletting or lease transfers, so clarify these conditions in advance.

9. Insurance and Liability

You’ll need business insurance for property and liability, while the landlord insures the building.

Conclusion

Carefully reviewing your office lease agreement is essential for avoiding surprises. Understanding key clauses helps ensure a smooth rental experience and protects your business interests.

When it comes to commercial real estate, one of the most significant factors affecting property value is its location. The saying “location, location, location” rings true in the world of commercial properties, as a strategic location can substantially increase the value of a property, while a poor location can diminish its worth. These are some key factors to consider when looking for the ideal property.

1. Proximity to Key Amenities and Infrastructure

Commercial properties situated near vital amenities such as transportation hubs, highways, airports, and major roadways tend to have higher values. Easy accessibility to these infrastructure elements ensures convenience for both business owners and customers, boosting foot traffic and improving business operations. Properties near commercial centres, shopping districts, and business hubs also tend to appreciate due to their proximity to essential services.

2. Economic Growth and Demand

The economic vitality of an area directly influences commercial property values. Locations within growing cities or regions with booming economies often see rising property values due to increased demand for commercial space. Conversely, areas experiencing economic decline or stagnation may see decreased demand, resulting in a drop in commercial property values.

3. Market Perception and Neighbourhood Appeal

The perceived prestige or reputation of a neighbourhood also plays a crucial role in determining the value of commercial real estate. Properties in high-demand, affluent areas where businesses thrive are generally more valuable. However, the opposite is true for properties in neglected or high-crime neighbourhoods, which may experience lower demand and reduced value.

4. Zoning and Land Use Regulations

Zoning laws and land use regulations significantly impact commercial property values. A property located in a zone that allows for a broad range of business activities will likely command a higher value than one restricted by regulations limiting its use. Additionally, areas where there is potential for future development or redevelopment are often seen as more valuable due to the opportunity for expansion and profit.

Orion Real Estate has a diverse portfolio of properties which span across retail, commercial and industrial spaces. We specialise in finding prime locations in order to provide our tenants the best space. If you are looking for space for your business, contact Karen on 072 667 6649.Bottom of Form

Choosing the right office space is crucial for your business’s success. The right space can boost productivity, enhance your brand image, and help attract top talent. But how do you find the perfect fit? Here’s a guide to help you select the ideal office, retail, warehouse, or industrial space for your business.

1. Define Your Business Requirements

Start by assessing your specific business needs. Do you need office space, a retail location, or a warehouse? Consider:

• Team size: How many employees will need workstations?
• Functionality: Do you need meeting rooms, storage, or specialized spaces?
• Future growth: Ensure there’s room for expansion in the next few years.

2. Location, Location, Location

The location of your office or retail space is critical. Look for a space that is:

• Easily accessible: Is it convenient for clients and employees?
• Proximity to amenities: Are there nearby restaurants, transportation, and services?

3. Budget Considerations

Consider not just the rent, but also utilities, maintenance, and potential renovations. Make sure the space aligns with your budget, both short-term and long-term.

4. Space and Layout

The amount of space you need will depend on the number of employees and the type of work. Consider the layout—whether you need an open-plan design, private offices, or flexible spaces that can adapt to your needs.

5. Use the Orion Space Calculator

Choosing the right space can be challenging, but it doesn’t have to be. The Orion Space Calculator helps you find the ideal office, retail, warehouse, or industrial space for your business.

Here’s how it works:

1. Fill out a quick form with your space requirements.
2. Get personalized recommendations on the ideal square meter size for your business.
3. Browse available Orion properties that meet your needs.

Best of all, the Space Calculator is free to use and helps you save time by narrowing down your options to the perfect fit.

Start Your Search Today

Don’t leave your business’s success to chance—use the Orion Space Calculator to find the perfect space for your needs. Visit the Orion Real Estate Space Calculator and start your search for the right office space today!