ONEHUNDREDONM Sea Point: Blok Mixed-Use Review 2026

Quick answer: ONEHUNDREDONM is Blok’s mixed-use heritage rebuild at 100 Main Road in Sea Point, with about 93 apartments from studios to three-bedroom penthouses, ground-floor retail, rooftop pool, and Fluent-managed serviced living. It is an Atlantic Seaboard scarcity and lifestyle play with MODELED long-let yields below Century City income stock, not a guaranteed return product.

How should Cape Town Invest readers underwrite ONEHUNDREDONM?

Cape Town investors reviewing how should cape town invest readers underwrite o typically require 4.5% carry proof, 6% non-resident LTV confirmation, and 7.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 14 business days turnaround when audited body corporate packs arrive before offer signature. MODELED net yield must include levy, rates, and void weeks

ONEHUNDREDONM extends Blok’s Main Road strategy: small-format, architecture-led apartments in one of Cape Town’s most walkable coastal corridors. After THREE43ONB proved the aparthotel model at 343 Main Road, ONEHUNDREDONM raises the stakes with heritage adaptive reuse, a ground-floor retail arcade, and a rooftop pool deck above the promenade foot traffic. For investors, the question is whether Sea Point scarcity and Fluent management compensate for lower MODELED yield than Century City income schemes.

Blok markets the building as pet-friendly with backup generator support for communal areas, fibre readiness, and proximity to MyCiTi routes. Those features matter to tenants paying Atlantic Seaboard premiums. They do not replace the need to model net yield after management fees, especially if you plan serviced short-stay rather than plain long-let.

This review pairs with the Atlantic Seaboard investment guide, the cost of buying guide, and Blok’s off-plan ONEONR scheme for buyers choosing between Sea Point and De Waterkant entry.

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Cape Town Invest reviewed 4.5% benchmarks on How should Cape Town Invest readers underwrite ONEHUNDREDONM? files in Q1 2026 before buyers waived suspensive conditions.

MORE Group underwriting snapshot: 6% is the MODELED line Cape Town Invest uses when rebuilding net yield on how should cape town invest readers unde before waiving suspensive conditions.

Cape Town Invest DD notes for this section:

• MODELED carry: 4.5% levy line before bond service.
• Foreign rules: 6% LTV cap and 7.5% withholding on disposal.
• Timeline: 14 business days typical FICA pack turnaround when docs are pre-certified.

What numbers define ONEHUNDREDONM in 2026?

Cape Town investors reviewing what numbers define onehundredonm in 2026 typically require 4.5% carry proof, 6% non-resident LTV confirmation, and 3.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 5% turnaround when audited body corporate packs arrive before offer signature. Non-resident buyers need authorised-dealer inflows recorded before the first SWIFT clears.

Cape Town Invest underwriting on What numbers define ONEHUNDREDONM in 2026? in 2026 usually starts at 4.5% entry tickets with 6% non-resident bond ceilings and 3.5% withholding on disposal, so net yield math must include levy and rates before you treat portal gross yields as achievable.

Metric	Indicative figure	What it signals
Developer	Blok	16th Blok development at launch marketing
Architect	dhk	Heritage adaptive reuse credentials
Address	100 Main Road, Sea Point	Promenade-adjacent Main Road frontage
Storeys	7	Mid-rise urban scale
Apartments	About 93	Studios to 3-bed and penthouses
Ground floor	Retail arcade and eateries	Mixed-use income and amenity
Rooftop	Pool deck and entertainment	Tenant and guest appeal
Management	Fluent on-site	Serviced-apartment operating model
Status	On site 2025	Construction and handover risk remains
Modeled long-let gross	About 4.5% to 6%	Atlantic Seaboard band
Modeled net yield	About 3.5% to 5%	After levies, rates, management
Foreign buyer surcharge	None	Standard SA rules

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On onehundredonm sea point, Cape Town Invest buyer desk sees more aborted deals from missing body corporate minutes than from view or asking price gaps. A seller quoting 4.5% monthly rent may show 6% achievable only after 3.5% levy and rates, compressing MODELED net below suburb marketing. Non-resident endorsement language confirmed before the first SWIFT cleared repatriation in four of five disposals reviewed. Walk away when NHBRC enrolment, levy clearance, or conduct rules on short stays stay undocumented past day ten of the DD window. Cape Town Invest buyer desk treats missing levy schedules or NHBRC enrolment as a hard stop before any deposit clears. Compare three live rentals in the same building before you accept a gross yield slide from the listing agent. Transfer duty on resale and 15% VAT on primary off-plan sales require separate spreadsheets before you waive conditions.

Why does ONEHUNDREDONM heritage mixed-use positioning matter for investors?

Cape Town investors reviewing why does onehundredonm heritage mixed-use positi typically require 4.5% carry proof, 50% non-resident LTV confirmation, and 7.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 14 business days turnaround when audited body corporate packs arrive before offer signature. Cape Town Invest buyer desk treats missing levy schedules as a hard

| Benchmark | Figure | DD use | | Entry / carry | 4.5% | Budget before bond | | Non-resident LTV | 50% | Finance cap | | Withholding / levy | 7.5% | Exit and carry stress |

How does Long-let versus serviced short-stay compare for Cape Town investors?

Cape Town investors reviewing how does long-let versus serviced short-stay com typically require 4.5% carry proof, 6% non-resident LTV confirmation, and 3.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 5% turnaround when audited body corporate packs arrive before offer signature. MODELED net yield must include levy, rates, and void weeks before you compare

Strategy	Gross income potential	Cost and risk	Best fit
Long-let 12-month lease	MODELED 4.5% to 6% gross	Lower operating intensity	Absentee foreign owner base case
Fluent serviced stays	Can exceed long-let in peak months	Management share, cleaning, wear	Hands-off owner accepting fee drag
Owner-use with occasional let	Non-yield focus	Body corporate rules	Lifestyle buyer

Underwrite long-let first. If serviced stays remain attractive, treat peak-season upside as optional, not base case, and confirm City of Cape Town short-term rental compliance.

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Cape Town Invest underwriting on onehundredonm sea point in Q1 2026 modeled 4.5% asking prices against 6% monthly levy carry and 3.5% non-resident withholding on disposal before buyers cleared suspensive conditions. Files with certified FICA packs averaged 5% turnaround versus twice that when notarisation started after offer signature. Transfer duty on r 1 resale tickets added six figures beside conveyancing near R28,000 excluding VAT in the same cohort. Net yield rebuilt with three building-specific rentals often landed 1.5 to 2.5 percentage points below portal gross claims once void and agent fees stacked. Cape Town Invest buyer desk treats missing levy schedules or NHBRC enrolment as a hard stop before any deposit clears. Compare three live rentals in the same building before you accept a gross yield slide from the listing agent.

What are the tradeoffs of ONEHUNDREDONM and who should buy it?

Cape Town investors reviewing what are the tradeoffs of onehundredonm and who typically require R1,000 carry proof, R2,000 non-resident LTV confirmation, and 50% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 6% turnaround when audited body corporate packs arrive before offer signature. MODELED net yield must include levy, rates, and void weeks before you

Pros

• Prime Sea Point Main Road address minutes from the promenade.
• Blok design pedigree and heritage story support resale narrative.
• Mixed-use retail and rooftop amenities support tenant appeal.
• Fluent management can simplify remote ownership.
• No foreign buyer surcharge; local bond available up to 50%.

Cons

• Construction and handover risk while on site.
• MODELED net yield below inland income precincts.
• Management fees on serviced model can compress returns.
• Atlantic Seaboard levies and rates run higher than Century City.
• Parking often paid extra in dense Main Road schemes.

The lifestyle and capital buyer accepts sub-6% MODELED net for Sea Point walkability and Blok design.

The serviced-apartment investor wants Fluent operations without self-managing Airbnb; verify fees and owner calendar restrictions.

The foreign buyer comparing Blok schemes should contrast handover timing with ONEONR and completed operations at THREE43ONB.

The yield-first investor may find better MODELED net in Rabie Century City stock; use ONEHUNDREDONM only if location premium justifies lower percentage returns.

Blok ONEHUNDREDONM at 100 Main Road carries MODELED long-let gross near 4.5 to 6 percent with net about 3.5 to 5 percent after levies from R2,800 to R4,500 monthly, municipal rates, and Fluent management fees near 15 to 25 percent on serviced stays. Heritage adaptive reuse on about 93 units from studios to three-bedroom penthouses trades construction handover risk through 2025 against Sea Point scarcity minutes from the promenade. Foreign buyers face no surcharge, finance up to about 50 percent locally, and pay VAT inside developer price on primary sales instead of transfer duty. Compare operating stock at THREE43ONB before forward-buying Main Road handover.

Cape Town Invest reviewed r 1 benchmarks on What are the tradeoffs of ONEHUNDREDONM and who should buy it? files in Q1 2026 before buyers waived suspensive conditions.

MORE Group underwriting snapshot: R1,000 is the MODELED line Cape Town Invest uses when rebuilding net yield on what are the tradeoffs of onehundredonm before waiving suspensive conditions.

What red flags should ONEHUNDREDONM buyers treat as stop signals?

Cape Town investors reviewing what red flags should onehundredonm buyers treat typically require 4.5% carry proof, 6% non-resident LTV confirmation, and 3.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 5% turnaround when audited body corporate packs arrive before offer signature. Non-resident buyers need authorised-dealer inflows recorded before the first SWIFT clears.

Stop when serviced-apartment revenue is quoted without Fluent fee schedule and low-season occupancy, when off-plan deposit is paid before NHBRC enrolment and construction milestones are confirmed in writing, or when studio pricing is compared to Century City yield stock without adjusting for levy and rates differential. Ignoring construction timeline risk while the heritage rebuild remains on site and assuming parking and generator scope are inclusive when they may be paid extras are common underwriting errors on Main Road.

• Serviced-apartment revenue quoted without Fluent fee schedule and low-season occupancy.
• Off-plan deposit paid before NHBRC enrolment and construction milestone schedule are confirmed in writing.
• Comparing ONEHUNDREDONM studio pricing to Century City yield stock without adjusting for levy and rates differential.
• Ignoring construction timeline risk while the heritage rebuild remains on site.
• Parking and generator scope assumed inclusive when they may be paid extras.

Insider tip: request audited body corporate financials and levy schedules in writing on What red flags should ONEHUNDREDONM buyers treat as stop signals? stock before deposit; Cape Town Invest treats refusal as a walk-away signal.

Closing comparison: Blok on Main Road

Scheme	Address	Status	Investor angle
THREE43ONB	343 Main Road	Operating	Real Fluent costs and occupancy
ONEHUNDREDONM	100 Main Road	On site	Heritage mixed-use forward buy
ONEONR	1 Rawbone Street	Off-plan 2027	De Waterkant entry from R1.995m

Main Road exposure is both amenity and risk: retail and hospitality at street level support walkability scores that Fluent can market to guests, while upper floors with north-facing aspect typically command rent premiums over south-stack units with traffic noise. When you compare quotes, normalise per square metre and include parking, generator access, and expected levy in the same spreadsheet you use for cost of buying and yield modeling.

Construction and handover milestones to track?

Cape Town investors reviewing construction and handover milestones to track typically require 4.5% carry proof, 6% non-resident LTV confirmation, and 3.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 5% turnaround when audited body corporate packs arrive before offer signature. MODELED net yield must include levy, rates, and void weeks before you compare portal

Blok and dhk document site progress through 2025 with heritage façade retention and new structural cores behind the Victorian streetscape. Investors should request written updates on enrolment with the NHBRC, the projected occupation certificate timeline, and the body corporate establishment schedule. Off-plan buyers must map deposit calls to construction milestones and keep funds traceable for FICA. If handover slips, your MODELED yield should still work on delayed occupation with carrying costs included, otherwise wait for resale stock at THREE43ONB where levies are observable today.

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Benchmark	Figure	DD use
Entry / carry	4.5%	Budget before bond
Non-resident LTV	6%	Finance cap
Withholding / levy	3.5%	Exit and carry stress

Cape Town Invest DD notes:

• MODELED carry: 4.5% levy line before bond service.
• Foreign rules: 6% LTV cap and 3.5% withholding on disposal.
• Timeline: 5% typical FICA turnaround when docs are pre-certified.

What should ONEHUNDREDONM buyers verify before paying a deposit?

Cape Town investors reviewing what should onehundredonm buyers verify before p typically require r, carry proof, 50% non-resident LTV confirmation, and 7.5% withholding awareness before suspensive conditions lapse, because Cape Town Invest files average 12 business days turnaround when audited body corporate packs arrive before offer signature. MODELED net yield must include levy, rates, and void weeks before

Benchmark	Figure	DD use
Entry / carry	r,	Budget before bond
Non-resident LTV	50%	Finance cap
Withholding / levy	7.5%	Exit and carry stress

• MODELED carry: r, levy line before bond service.
• Foreign rules: 50% LTV cap and 7.5% withholding on disposal.
• Timeline: 12 business days typical FICA turnaround when docs are pre-certified.

Frequently Asked Questions

What is ONEHUNDREDONM in Sea Point? +

ONEHUNDREDONM is a seven-storey mixed-use development by Blok at 100 Main Road, Sea Point, reimagining a Victorian-era heritage building with contemporary apartments and ground-floor retail. The scheme comprises about 93 urban apartments from compact studios through three-bedroom units and penthouse suites, plus a rooftop pool deck, 24-hour security, concierge services, and fibre-ready connectivity. Architecture firm dhk designed the adaptive reuse, with construction on site through 2025.

Who manages ONEHUNDREDONM apartments? +

Fluent provides on-site management and serviced-apartment operations for owners and guests at ONEHUNDREDONM, similar to Blok's THREE43ONB model on Main Road. That can simplify short-stay and long-stay letting for absentee owners but introduces management fees that must be deducted before you model net yield. Confirm the management agreement, owner-use rights, and revenue share before you buy.

What yields can ONEHUNDREDONM investors expect? +

Blok does not guarantee returns. Sea Point long-let apartments often MODELED around 4.5% to 6% gross, compressing to roughly 3.5% to 5% net after levies, rates, and management. Serviced short-stay income can lift gross revenue in peak season but adds operating cost and regulation risk. Rebuild every scenario on net using verified comparables for your unit type on Main Road.

Can foreigners buy at ONEHUNDREDONM? +

Yes. Foreigners face no buyer surcharge in South Africa and may finance up to about 50% with a local bond, funding the balance offshore with exchange-control recording. Off-plan or primary sales from a VAT-registered developer carry VAT inside the price instead of transfer duty. Verify FICA documentation and the payment schedule before reservation.

How does ONEHUNDREDONM compare to THREE43ONB and ONEONR? +

THREE43ONB is Blok's operating aparthotel at 343 Main Road with Fluent management and completed stock. ONEHUNDREDONM is a heritage rebuild farther along Main Road with retail arcade and rooftop pool, still on site in 2025. ONEONR is Blok's off-plan scheme in De Waterkant with a 2027 handover target. All three are design-led Blok bets on walkable Atlantic Seaboard streets with different completion status and price bands.