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!

As the festive season approaches, we at Orion Real Estate take a moment to reflect on the incredible progress we’ve made throughout 2024 and share our excitement for the promising year ahead. This has been a year of significant achievements, and as we prepare to close out the year, we want to express our gratitude to our clients, partners, and the communities we serve for their continued support.

A Year of Growth and Success

2024 has been a landmark year for Orion Real Estate, marked by the successful completion of many projects such as Phase 1 of the Promenade Shopping Centre and major developments in progress such as One on First. This first phase of the Promenade Centre has already become a key retail and community hub, and we are thrilled with its progress. The positive reception from both retailers and shoppers has exceeded expectations, and we are now in full swing with Phase 2, which will bring even more exciting retail spaces, dining options, and community amenities.

In addition, we are eagerly preparing to launch our residential portfolio in 2025 with the Promenade Apartments, a fully furnished living space that will offer modern amenities and an unbeatable location. These apartments will seamlessly integrate with the vibrant lifestyle surrounding the Promenade Shopping Centre, and we can’t wait to welcome new residents to this exciting development.

Closing off the year and looking to 2025

As we approach the end of 2024 and the start of the festive season, we would like to inform our valued clients and partners that our head office will be closed for the holidays from December 13, 2024, to January 13, 2025. This break will give our team the chance to recharge and celebrate the holiday season with loved ones, ensuring that we return in the new year ready to tackle the exciting projects and opportunities ahead.

For urgent queries during this period please contact 011 718 6452.

As we close the door on 2024, we are filled with anticipation for the opportunities that 2025 will bring. From the ongoing development of the Promenade Shopping Centre to the launch of the Promenade Apartments, there is much to look forward to in the coming year.

We are committed to bringing innovative, sustainable, and exciting real estate projects to life that will contribute to the growth and vibrancy of the communities we serve. The new year will see Orion Real Estate continue to lead the way in commercial and residential developments, and we can’t wait to share these milestones with you.

In today’s business world, networking is essential, and commercial spaces—like multi-tenant office buildings—offer unique opportunities for connection and growth. These spaces are more than just places to work; they foster collaboration, resource-sharing, and a sense of community that benefits businesses of all sizes.

1. Encouraging Collaboration
Commercial spaces bring together diverse professionals, sparking partnerships and creative solutions. Startups can find valuable input from established businesses, while companies in different industries can collaborate on projects or share resources, leading to new opportunities and innovation.

2. Access to Talent
Networking in these environments also provides access to a broad talent pool. Whether hiring full-time employees or seeking specialised contractors, businesses can tap into the diverse skills of other tenants, helping them grow and thrive.

3. Building Relationships
Successful businesses are built on strong relationships. Networking in commercial spaces encourages long-term connections based on trust and mutual support. These relationships create a collaborative atmosphere where businesses help each other succeed.

4. Boosting Brand Visibility
For small businesses, commercial spaces offer a chance to increase brand recognition. By interacting with other tenants and participating in events, businesses can raise their profile, generate referrals, and expand their reach.

5. Gaining Resources and Support
Commercial spaces often provide more than just office space—many offer valuable resources like meeting rooms, high-speed internet, and business support networks. These resources can be crucial for startups and small businesses looking to grow.

Conclusion
Networking in commercial spaces creates a thriving community where businesses can collaborate, access talent, and grow together. By building relationships and leveraging shared resources, businesses can enhance their success and create long-term opportunities.

We have observed a shift in Corporate Real Estate (CRE) leaders, whereby more consideration is placed on portfolio optimisation and return on investments, a growing workforce, technological advancements and the boom of AI, and lastly sustainability and the impact on our planet. These core focuses have shaped the decisions of the CRE industry.

• Portfolio Optimisation and Return on Investments

For businesses to ensure that they maximise their return on investment within the CRE industry, they need to consider all the factors to be discussed in this article. By optimising their property portfolio, they can ensure that they invest in properties that meet the discussed criteria, or upgrade their existing properties. It is important to conduct thorough market analyses to identify high-demand locations and follow these emerging trends, thereby ensuring businesses make strategic investments and acquisitions.

•  A Growing Workforce

Post-COVID, many businesses have required employees to return to working full-time in office spaces. Major companies such as Amazon, X, Apple, and Google have enforced this within their businesses. It is believed that encouraging employees to work in collaborative office spaces fosters better communication and higher levels of productivity. With economic activity resuming, companies are expanding their operations and workforce, therefore businesses are forced to upgrade, expand or invest in larger office spaces.

• Technological Advancements and the Boom of AI

There is a huge emphasis on incorporating technological advancements and AI within businesses. These tools have allowed businesses to improve operations, streamline processes, empower employees to work more effectively as well as provided businesses with more insights to make informed decisions. Developments and improvements to existing CRE infrastructure must be considered when investing in property. These advancements also allow property owners to monitor their buildings more effectively.

• Sustainability and the Impact on our Planet

There is a growing concern about climate change and the impact that businesses have on the planet. Businesses have had to invest in alternative energy sources and greener operations to reduce carbon emissions. Sustainable real estate is becoming a non-negotiable for businesses. The CRE industry has had to consider investing in properties designed according to green building certifications and pay close attention to a building’s operational environmental performance such as energy intensity and greenhouse gas emissions.

Conclusion

In summary, implementing energy-efficient upgrades and sustainable practices can reduce operating costs and enhance property value. Additionally, diversifying the portfolio across different properties and geographic areas can mitigate risks and capture businesses with different needs. Considering the capacity of a growing workforce can lead to better investing in the right properties.  Proactive property management ensures maintenance costs are minimised. Finally, leveraging technology for data analytics can provide insights for informed decision-making, ultimately enhancing overall investment performance.

Orion Real Estate is set to expand and elevate our commercial property portfolio with ambitious development plans for top properties that aim to transform the commercial real estate experience. With significant growth potential in development, we are leading the way in innovation and progress within the South African commercial property market.

The landscape of office property space in South Africa is undergoing a significant transformation, driven largely by the rise of remote work. The COVID-19 pandemic accelerated a trend that had already been gaining momentum: companies increasingly adopting flexible work models that reduce the need for traditional office space. As a result, the demand for office properties has seen a decline, leaving many office buildings vacant or underutilised.

In response to this shift, Orion Real Estate has taken a proactive and innovative approach by repurposing vacant office spaces into residential units. This strategy not only addresses the surplus of office space but also provides a much-needed solution to South Africa’s housing challenges, offering affordable, upmarket apartments tailored for young professionals and couples.

The Decline in Office Space Demand

The shift towards remote work has had a profound impact on the demand for office space. Many businesses have realised that their employees can be just as productive working from home, leading to a reduction in the need for large office spaces. Companies are downsizing their office footprints or adopting hybrid work models that require less permanent space.

This change has left a significant amount of office space vacant, especially in central business districts that were once bustling with activity. The decrease in demand has put pressure on property owners and developers to find new ways to utilise these spaces, as the traditional office leasing model becomes less viable.

Orion Real Estate’s Vision: Converting Office Spaces to Residential Units

Orion Real Estate has recognised the potential in this challenge and is leading the way in converting office spaces into residential units. By transforming unused office buildings into modern, affordable apartments, Orion is not only revitalising these properties but also contributing to the solution of a growing demand for quality housing in urban areas.

These new residential units are designed to meet the needs of young professionals and couples who are looking for convenient, stylish, and affordable living spaces close to city centres. The apartments offer modern amenities, are fully furnished, and are located in areas with easy access to public transport, making them an attractive option for those who want to live near their workplace or enjoy the benefits of city living.

Benefits of Office-to-Residential Conversions

1. Efficient Use of Space: Converting vacant office buildings into residential units makes efficient use of existing infrastructure, reducing the need for new construction and preserving urban spaces.
2. Affordable Housing: The conversion projects are aimed at providing affordable, upmarket apartments, addressing the housing shortage in South Africa’s urban areas. This is particularly important for young professionals and couples who are looking for modern living spaces at a reasonable cost.
3. Revitalising Urban Areas: By turning underutilised office spaces into vibrant residential communities, Orion Real Estate is helping to breathe new life into city centres that may have been affected by the decline in office occupancy. This revitalisation can lead to increased economic activity and improved quality of life in these areas.
4. Sustainable Development: Repurposing existing buildings for residential use is a more sustainable option than new construction, as it reduces the environmental impact associated with building from scratch.

A Forward-Thinking Approach

Orion Real Estate’s decision to convert office spaces into residential units is a forward-thinking approach that addresses multiple challenges simultaneously. By adapting to the changing needs of the property market, Orion is not only preserving the value of its assets but also contributing to the development of sustainable and affordable housing in South Africa.

As the trend towards remote work continues to evolve, the demand for traditional office space is likely to remain subdued. However, with innovative solutions like Orion Real Estate’s office-to-residential conversions, there is a bright future for urban properties that are repurposed to meet the needs of a changing society.

For more information on Orion Real Estate’s conversion projects and available residential units, please visit our website or contact our team today.

The commercial property sector in South Africa is navigating a complex landscape shaped by economic pressures and evolving market demands as the country approaches its elections. With the backdrop of a slow economic growth and rising interest rates initiated in late 2021, the commercial property market is expected to experience varied performance across its major segments in 2023.

The office property sector, in particular, faces significant challenges, with high vacancy rates anticipated to rise further. This trend is attributed to several factors, including the adjustment of companies to remote work and a reduction in office space needs, alongside the broader impact of a weak economy on employment in office-bound sectors. Despite some workforce returning to office settings post-lockdown, the adoption of remote work and efficient space utilization practices like “hotelling” are expected to continue exerting pressure on demand for office spaces​ (Property24)​.

Conversely, the industrial property market shows relative resilience, deemed the most adaptable and affordable among the commercial property classes. It benefits from the increased focus on logistics, e-commerce, and warehousing, with demand for A-grade warehouse space particularly strong in certain areas. The industrial sector’s adaptability positions it well amidst financial pressures, though rising interest rates and economic weakening also impact this segment​ (Property24)​​ (Zawya)​.

The retail sector, facing a financially constrained consumer base, is likely to encounter more challenges in 2023. Factors such as slowing disposable income growth, higher interest rates, and cautious economic expansion contribute to a cautious outlook for retail properties. Nevertheless, a detailed understanding of consumer behaviour and market adaptation could mitigate some of these challenges​ (Property24)​.

Overall, the South African commercial property sector is at a critical juncture, with the upcoming elections adding a layer of uncertainty. How the sector navigates these challenges and adapts to the evolving economic and political landscape will be crucial for its trajectory in the coming years. The ability of commercial landlords to adjust to post-Covid-19 demands and economic pressures will play a significant role in the sector’s resilience and growth prospects.