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Monday 08:00 - 17:00 Tuesday 08:00 - 17:00 Wednesday 08:00 - 17:00 Thursday 08:00 - 17:00 Friday 08:00 - 16:00

ALW Properties, 83 Iris Road, Johannesburg (2026)

15/09/2026

𝗖𝗔𝗡 𝗦𝗘𝗖𝗢𝗡𝗗𝗔𝗥𝗬 𝗢𝗙𝗙𝗜𝗖𝗘 𝗦𝗧𝗢𝗖𝗞 𝗙𝗜𝗡𝗗 𝗔 𝗦𝗘𝗖𝗢𝗡𝗗 𝗟𝗜𝗙𝗘?

Older office buildings may no longer meet current tenant requirements, but this does not always mean that the property has reached the end of its useful life.

Residential and mixed-use conversions are increasingly being considered as a response to office oversupply and changing urban demand.

FNB Property Broker Survey findings reported in 2025 indicated that 19.3% of office-property buyers nationally intended to convert their acquisitions to residential or mixed use. In Johannesburg, the reported figure was 38.1%.

The opportunity is significant, but conversion is not a simple change of signage.

Floorplate depth, natural light, plumbing, ventilation, parking, structural configuration and access can determine whether another use is practical. Zoning, municipal approvals, development costs and demand within the surrounding area must also be assessed.

In some cases, conversion can unlock value and introduce new activity into an underperforming area. In others, targeted refurbishment or a revised leasing strategy may produce a stronger result.

The future of secondary stock must therefore be determined through careful feasibility analysis.

Could an underperforming office asset serve the market more effectively in another form?

ALW Properties
011 728 7000
[email protected]
www.alw.co.za

10/09/2026

𝗙𝗟𝗘𝗫𝗜𝗕𝗟𝗘 𝗪𝗢𝗥𝗞 𝗛𝗔𝗦 𝗖𝗛𝗔𝗡𝗚𝗘𝗗 𝗪𝗛𝗔𝗧 𝗧𝗘𝗡𝗔𝗡𝗧𝗦 𝗡𝗘𝗘𝗗 𝗙𝗥𝗢𝗠 𝗦𝗣𝗔𝗖𝗘

The purpose of the office has changed.

Many businesses no longer measure their requirements only by the number of desks needed. They are considering how the space supports focused work, collaboration, meetings, client interaction and changing levels of daily attendance.

This places greater importance on flexible floorplates and adaptable tenant installations.

A well-planned workspace may include smaller private areas, shared meeting facilities, collaborative zones and infrastructure that can accommodate future changes without requiring another complete fit-out.

For landlords, flexibility can improve the appeal of available space to a wider range of businesses. It may also help existing tenants adjust their premises as operational requirements develop.

However, flexibility must be planned properly. Electrical capacity, ventilation, data infrastructure, acoustics, circulation and compliance requirements must still support the intended use.

More space is not automatically more useful space.

Understanding how a tenant operates allows the building and installation strategy to be aligned with genuine business requirements.

Can your available space adapt when the tenant’s way of working changes?

ALW Properties
011 728 7000
[email protected]
www.alw.co.za

03/09/2026

𝗥𝗘𝗧𝗨𝗥𝗡 𝗧𝗢 𝗢𝗙𝗙𝗜𝗖𝗘 𝗜𝗦 𝗡𝗢𝗧 𝗔 𝗥𝗘𝗧𝗨𝗥𝗡 𝗧𝗢 𝗔𝗡𝗬 𝗢𝗙𝗙𝗜𝗖𝗘

Return-to-office policies are supporting renewed demand within Johannesburg’s office market, particularly in established commercial nodes such as Sandton.

However, this does not mean that demand is returning equally across every building.

Businesses are considering how the workplace supports collaboration, productivity and employee experience. Accessibility, dependable building systems, efficient floorplates, sustainability features and nearby amenities all influence the decision.

This creates an important distinction for landlords.

A returning workforce may increase the need for office space, but tenants can still be selective about where that space is located and how well it performs.

Buildings that are professionally maintained and adapted to current occupational requirements are better positioned to benefit from the recovery. Older or poorly managed properties may continue facing pressure, even within an improving market.

Return-to-office demand therefore creates an opportunity, but the building must still earn the tenant’s confidence.

Is your property prepared for the workforce returning today, or the workplace requirements of yesterday?

ALW Properties
011 728 7000
[email protected]
www.alw.co.za

01/09/2026

𝗖𝗢𝗠𝗠𝗘𝗥𝗖𝗜𝗔𝗟 𝗣𝗥𝗢𝗣𝗘𝗥𝗧𝗬 𝗜𝗦 𝗖𝗢𝗠𝗣𝗘𝗧𝗜𝗡𝗚 𝗢𝗡 𝗖𝗘𝗥𝗧𝗔𝗜𝗡𝗧𝗬

South Africa’s business confidence index declined to 39 in the second quarter of 2026, reflecting a business environment in which major commitments are being approached carefully.

For commercial-property tenants, certainty has become an important part of the leasing decision.

Reliable building systems, security, maintenance response, service continuity and clear communication all help businesses understand the operational environment they are committing to.

Certainty does not mean that a building will never experience a fault or interruption. It means that appropriate systems, responsibilities and response plans are already in place when problems occur.

Unexpected service failures, unresolved maintenance concerns and unclear operating costs can disrupt a tenant’s business and weaken confidence in the property.

Buildings that offer dependable management and operational continuity are therefore competing on more than rental rates and location. They are competing on reduced uncertainty.

How much operational certainty does your property provide its tenants?

Contact ALW Properties
011 728 7000
[email protected]
www.alw.co.za

27/08/2026

𝗪𝗛𝗬 𝗟𝗢𝗖𝗔𝗧𝗜𝗢𝗡 𝗦𝗧𝗜𝗟𝗟 𝗡𝗘𝗘𝗗𝗦 𝗧𝗢 𝗪𝗢𝗥𝗞 𝗢𝗣𝗘𝗥𝗔𝗧𝗜𝗢𝗡𝗔𝗟𝗟𝗬

A recognised business address can strengthen a property’s appeal, but prestige alone does not make a location practical.

Tenants must consider how the property supports daily operations.

Access to major transport routes, public transport, parking, loading areas and nearby services can affect employee travel, customer access, deliveries and operating efficiency.

The importance of each feature will differ between businesses. An office tenant may prioritise staff accessibility and nearby amenities, while an industrial tenant may depend on truck movement, yard flow and proximity to logistics routes.

A strong location therefore needs to do more than look impressive on a company address. It must support the way the tenant actually works.

When location and operational requirements are considered together, the property is better positioned to support both tenant performance and longer-term occupancy.

Does your property’s location work as effectively in practice as it does on paper?

ALW Properties
011 728 7000
[email protected]
www.alw.co.za

25/08/2026

𝗩𝗔𝗖𝗔𝗡𝗧 𝗦𝗣𝗔𝗖𝗘 𝗖𝗔𝗥𝗥𝗜𝗘𝗦 𝗠𝗢𝗥𝗘 𝗧𝗛𝗔𝗡 𝗔 𝗥𝗘𝗡𝗧𝗔𝗟 𝗖𝗢𝗦𝗧

When commercial space becomes vacant, rental income stops. Many property expenses do not.

Security, insurance, rates, maintenance and essential building systems must still be funded. Where fewer tenants remain, certain operating costs may also need to be carried across a smaller occupied area.

Prolonged vacancy can create other pressures.

Empty space may influence how prospective tenants perceive the building, weaken confidence among existing tenants and place the landlord under greater pressure during lease negotiations.

Vacant areas can also deteriorate when minor maintenance concerns are left unattended, increasing the cost of preparing the premises for the next tenant.

This is why vacancy should be treated as an asset-management risk rather than only a leasing problem.

Early renewal discussions, active tenant engagement, continued maintenance and a clear marketing strategy can help reduce both the financial and operational consequences.

What is the true cost of vacant space within your property?

ALW Properties
011 728 7000
[email protected]
www.alw.co.za

20/08/2026

𝗦𝗧𝗥𝗢𝗡𝗚 𝗠𝗔𝗡𝗔𝗚𝗘𝗠𝗘𝗡𝗧 𝗦𝗨𝗣𝗣𝗢𝗥𝗧𝗦 𝗦𝗧𝗥𝗢𝗡𝗚 𝗔𝗦𝗦𝗘𝗧𝗦

Two properties in similar locations can deliver very different results.

The difference is often found in how each asset is managed.

Accurate budgeting, utility reporting, preventative maintenance, cost recovery, tenant communication and reliable financial information all influence property performance.

When these responsibilities are handled reactively, smaller problems can develop into unexpected costs, service interruptions, tenant dissatisfaction and leasing risk.

Strong property management creates the information and operational control needed to make better decisions. It allows maintenance priorities to be identified earlier, expenses to be monitored more accurately and tenant concerns to be addressed before they affect retention.

Management quality may not always be visible from the outside, but its effect can be seen in the building’s condition, operating stability, tenant relationships and long-term value.

Is your property being administered, or actively managed for performance?

Tel: +27 11 728 7000
Email: [email protected]
Website: www.alw.co.za

19/08/2026

INDUSTRIAL ACCESS IS A COMPETITIVE ADVANTAGE

Industrial assets were among South Africa’s strongest-performing commercial property sectors during 2025, supported by logistics demand, limited availability and continued interest in modern facilities.
However, industrial performance is not determined by warehouse size alone.

A building can provide sufficient floor area while still creating daily operational problems through restricted truck movement, inadequate yard depth, unsuitable loading arrangements, poor access control or insufficient power.

These issues may appear minor during a property viewing, but they can affect delivery times, vehicle movement, staffing costs and the tenant’s ability to expand.
The overlooked value of industrial property often lies outside the warehouse walls.

Development planning, site access, tenant installations and an understanding of the tenant’s operational process can determine whether a facility merely accommodates a business or actively supports it.

Which operational feature matters most in an industrial property: access, power, loading or yard flow?

Tel: +27 11 728 7000
Email: [email protected]
Website: www.alw.co.za

11/08/2026

𝗢𝗙𝗙𝗜𝗖𝗘 𝗗𝗘𝗠𝗔𝗡𝗗 𝗜𝗦 𝗕𝗘𝗖𝗢𝗠𝗜𝗡𝗚 𝗠𝗢𝗥𝗘 𝗦𝗘𝗟𝗘𝗖𝗧𝗜𝗩𝗘

An improving office market does not mean that demand is returning equally across every building or commercial node.

Businesses are looking beyond available floor space. Building quality, accessibility, surrounding infrastructure, reliable services and the day-to-day experience offered to employees are playing a greater role in leasing decisions.

This means that two properties within the same market can perform very differently.

Well-maintained buildings in established, connected commercial nodes are better positioned to attract demand. Properties with ageing systems, poor accessibility or unresolved operational concerns may still face longer vacancies and greater pressure during lease negotiations.

For landlords, the question is no longer only whether office demand is recovering. It is whether the property offers what today’s more selective tenants require.

𝗜𝘀 𝘆𝗼𝘂𝗿 𝗯𝘂𝗶𝗹𝗱𝗶𝗻𝗴 𝗰𝗼𝗺𝗽𝗲𝘁𝗶𝗻𝗴 𝗼𝗻 𝗮𝘃𝗮𝗶𝗹𝗮𝗯𝗹𝗲 𝘀𝗽𝗮𝗰𝗲 𝗮𝗹𝗼𝗻𝗲, 𝗼𝗿 𝗼𝗻 𝘁𝗵𝗲 𝗰𝗼𝗺𝗽𝗹𝗲𝘁𝗲 𝘁𝗲𝗻𝗮𝗻𝘁 𝗲𝘅𝗽𝗲𝗿𝗶𝗲𝗻𝗰𝗲?

Tel: +27 11 728 7000
Email: [email protected]
Website: www.alw.co.za

07/08/2026

𝗪𝗛𝗔𝗧 𝗗𝗢 𝗥𝗜𝗦𝗜𝗡𝗚 𝗩𝗔𝗖𝗔𝗡𝗖𝗜𝗘𝗦 𝗠𝗘𝗔𝗡 𝗙𝗢𝗥 𝗟𝗔𝗡𝗗𝗟𝗢𝗥𝗗𝗦?

South Africa’s national office vacancy rate improved to 12.1% in the second quarter of 2026, reaching its lowest level since early 2020.

However, national improvement does not mean that every property or commercial node is recovering at the same pace.

When vacancy rises within an individual building, the effect extends beyond lost rental income. Operating costs must be carried across less occupied space, while prolonged vacancy can influence a property’s market perception, tenant confidence and the landlord’s negotiating position.

Vacancy risk is managed through more than finding replacement tenants. Early lease-renewal discussions, responsive property management, reliable building systems and a clear understanding of tenant requirements can all support longer-term occupancy.

𝗜𝘀 𝘆𝗼𝘂𝗿 𝘃𝗮𝗰𝗮𝗻𝗰𝘆 𝘀𝘁𝗿𝗮𝘁𝗲𝗴𝘆 𝗳𝗼𝗰𝘂𝘀𝗲𝗱 𝗼𝗻𝗹𝘆 𝗼𝗻 𝗳𝗶𝗹𝗹𝗶𝗻𝗴 𝘀𝗽𝗮𝗰𝗲, 𝗼𝗿 𝗼𝗻 𝗽𝗿𝗼𝘁𝗲𝗰𝘁𝗶𝗻𝗴 𝘁𝗵𝗲 𝗽𝗲𝗿𝗳𝗼𝗿𝗺𝗮𝗻𝗰𝗲 𝗼𝗳 𝘁𝗵𝗲 𝗲𝗻𝘁𝗶𝗿𝗲 𝗮𝘀𝘀𝗲𝘁?

Contact ALW Properties
011 728 7000
[email protected]
www.alw.co.za

ALW Properties

15/09/2026

10/09/2026

03/09/2026

01/09/2026

27/08/2026

25/08/2026

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11/08/2026

07/08/2026

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Monday	08:00 - 17:00
Tuesday	08:00 - 17:00
Wednesday	08:00 - 17:00
Thursday	08:00 - 17:00
Friday	08:00 - 16:00