EC
Etude Complex
Unclaimed Business
EC
Performance(last 12 months):
Ranked In Real Estate
#5NPS Score
-100Unlikely
Ranking
#5
in Real Estate
NPS Score
-100
Recommended: Unlikely
Review Distribution
1|2 Reviews
Jun '25 - May '26
5(0%)
4(0%)
3(0%)
2(0%)
1(100%)
5(0%)
4(0%)
3(0%)
2(0%)
1(100%)
Recent reviews (2)
Used this business recently? Share your experience to help others decide.
Used this business recently? Share your experience to help others decide.
Share Your ExperienceD
Dineo
1 reviews | Active since Jan 2020
1 Aug 2025, 07:39
AFHCO Mismanagement of Lease Termination and Deposit Refund – 320 Etude Estate, Midrand
I am writing this review to formally express my dissatisfaction with the handling of my lease termination and deposit refund process at Etude Estate, located at 320 Etude, 51 Mozart Lane, Noordwyk, Midrand, under the management of AFHCO - https://afhco.co.za specifically the appointed agent Lucky Lukhele and customer service representative Rebone Phale. As a long-term tenant, I occupied the unit from May 2019 until February 2025, being the first occupant of the unit. Upon vacating the premises, an exit inspection was duly conducted by Mr. Lukhele, who explicitly confirmed in writing that "Your unit was perfect and thanks for cleaning." This communication was forwarded to Ms. Phale when I was later informed that I would not be receiving a refund of my security deposit, allegedly due to the unit not being returned in its "original condition"—a claim wholly inconsistent with the inspecting agent’s feedback and my own conduct as a tenant. At no point during my tenancy did I cause structural damage, deface walls, or breach any material terms of the lease agreement, specifically the clauses governing the tenant's duty to maintain the premises in a tenantable state. The withholding of my deposit without substantiated claims or itemised deductions appears to be arbitrary and in contravention of the Rental Housing Act, 1999 (Act No. 50 of 1999), which requires landlords to return the deposit within 14 to 21 days, failing which proper evidence of damages must be provided. Moreover, this is not an isolated incident. Like many other former tenants, I find it disconcerting that Patricia Z reported an almost identical experience—being denied her refund until a public review prompted corrective action. This pattern raises serious concerns about systemic non-compliance with tenant rights and ethical standards in property management. Tenants deserve transparency, procedural fairness, and accountability during both the tenancy and the termination phases. I urge AFHCO to review its internal procedures and ensure that inspections, deposit handling, and tenant communication are conducted in a lawful and professional manner. A company entrusted with residential property management must uphold both the letter and the spirit of the law, not exploit the imbalance of power that often exists between tenants and landlords. Until then, I cannot in good conscience recommend Etude Estate or AFHCO to prospective tenants. I also reserve my right to seek recourse through the Rental Housing Tribunal should this matter remain unresolved. After abrupt dismissal of the matter on 3rd March by Ms Phale, multiple follow ups on the matter were sent on the below dates to both Mr Lukhele and Ms Phale: Follow up 1: 5th March 2025 at 13:23 Follow up 2: 6th March 2025 at 09:00 Follow up 3: 13th March 2025 at 07:56 I hope no one accepts the treatment I received from AFHCO in future. Extending my sincere apologies to Plus Group for the misunderstanding on my side. Thank you for the clarity and assistance to Michelle from Plus Group.
Helpful (0)
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Dineo
1 reviews | Active since Jan 2020
1 Aug 2025, 07:39
AFHCO Mismanagement of Lease Termination and Deposit Refund – 320 Etude Estate, Midrand
I am writing this review to formally express my dissatisfaction with the handling of my lease termination and deposit refund process at Etude Estate, located at 320 Etude, 51 Mozart Lane, Noordwyk, Midrand, under the management of AFHCO - https://afhco.co.za specifically the appointed agent Lucky Lukhele and customer service representative Rebone Phale. As a long-term tenant, I occupied the unit from May 2019 until February 2025, being the first occupant of the unit. Upon vacating the premises, an exit inspection was duly conducted by Mr. Lukhele, who explicitly confirmed in writing that "Your unit was perfect and thanks for cleaning." This communication was forwarded to Ms. Phale when I was later informed that I would not be receiving a refund of my security deposit, allegedly due to the unit not being returned in its "original condition"—a claim wholly inconsistent with the inspecting agent’s feedback and my own conduct as a tenant. At no point during my tenancy did I cause structural damage, deface walls, or breach any material terms of the lease agreement, specifically the clauses governing the tenant's duty to maintain the premises in a tenantable state. The withholding of my deposit without substantiated claims or itemised deductions appears to be arbitrary and in contravention of the Rental Housing Act, 1999 (Act No. 50 of 1999), which requires landlords to return the deposit within 14 to 21 days, failing which proper evidence of damages must be provided. Moreover, this is not an isolated incident. Like many other former tenants, I find it disconcerting that Patricia Z reported an almost identical experience—being denied her refund until a public review prompted corrective action. This pattern raises serious concerns about systemic non-compliance with tenant rights and ethical standards in property management. Tenants deserve transparency, procedural fairness, and accountability during both the tenancy and the termination phases. I urge AFHCO to review its internal procedures and ensure that inspections, deposit handling, and tenant communication are conducted in a lawful and professional manner. A company entrusted with residential property management must uphold both the letter and the spirit of the law, not exploit the imbalance of power that often exists between tenants and landlords. Until then, I cannot in good conscience recommend Etude Estate or AFHCO to prospective tenants. I also reserve my right to seek recourse through the Rental Housing Tribunal should this matter remain unresolved. After abrupt dismissal of the matter on 3rd March by Ms Phale, multiple follow ups on the matter were sent on the below dates to both Mr Lukhele and Ms Phale: Follow up 1: 5th March 2025 at 13:23 Follow up 2: 6th March 2025 at 09:00 Follow up 3: 13th March 2025 at 07:56 I hope no one accepts the treatment I received from AFHCO in future. Extending my sincere apologies to Plus Group for the misunderstanding on my side. Thank you for the clarity and assistance to Michelle from Plus Group.
0
Replies (0)PZ
Patricia Z
1 reviews | Active since Jan 2020
6 May 2025, 14:45
Unfair withholding of deposit and Agent Misconduct
I am writing to formally raise a complaint against Plus Group Property, my former landlord, Portia Mathonsi, and the appointed agent Emelia Sibiya regarding my recent rental experience at 69 Etude at 51 Mozart Lane, Noordwyk. Despite fulfilling my responsibilities as a tenant and leaving the apartment in good condition, my deposit has been unfairly withheld by the landlord, who claims it is to cover repainting costs. The apartment was already in a clean and acceptable condition, and repainting was neither necessary nor justified, especially as new tenants had already moved in without issue. The agent failed to enforce the lease agreement and did not act impartially to protect my rights. Instead, she allowed the landlord to make arbitrary decisions and has since ceased to provide support. Worse still, the landlord has blocked me from all communication, making it impossible to resolve the matter constructively. This conduct is not only unprofessional but borders on tenant bullying. There was no fair inspection process, no valid damage evidence, and no proper accounting for the deposit. I am disappointed and frustrated, as I’ve never experienced such treatment in any of my previous rental arrangements. I believe it is important to share my experience publicly so other tenants can be aware and cautious when dealing with this landlord and agency.
Helpful (0)
|Replies (0)PZ
Patricia Z
1 reviews | Active since Jan 2020
6 May 2025, 14:45
Unfair withholding of deposit and Agent Misconduct
I am writing to formally raise a complaint against Plus Group Property, my former landlord, Portia Mathonsi, and the appointed agent Emelia Sibiya regarding my recent rental experience at 69 Etude at 51 Mozart Lane, Noordwyk. Despite fulfilling my responsibilities as a tenant and leaving the apartment in good condition, my deposit has been unfairly withheld by the landlord, who claims it is to cover repainting costs. The apartment was already in a clean and acceptable condition, and repainting was neither necessary nor justified, especially as new tenants had already moved in without issue. The agent failed to enforce the lease agreement and did not act impartially to protect my rights. Instead, she allowed the landlord to make arbitrary decisions and has since ceased to provide support. Worse still, the landlord has blocked me from all communication, making it impossible to resolve the matter constructively. This conduct is not only unprofessional but borders on tenant bullying. There was no fair inspection process, no valid damage evidence, and no proper accounting for the deposit. I am disappointed and frustrated, as I’ve never experienced such treatment in any of my previous rental arrangements. I believe it is important to share my experience publicly so other tenants can be aware and cautious when dealing with this landlord and agency.
0
Replies (0)PP
Papas P
1 reviews | Active since Jan 2020
27 Sept 2024, 19:17
ETUDE based in Sagewood Noordwyk is The Worst Residencial Complex in Midrand
Etude is the most horrible residential complex in Midrand with the most ******* and uncaring body corporate. I have had my fair share of bad complexes in an around Gauteng n the past 20 years but Etude takes the cup hands down. From house breaking to snakes 🐍 having a jolly good time in an around the complex and of course having electricity switched off for a good week, what more adventure could one ask for on a daily basis.
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Papas P
1 reviews | Active since Jan 2020
27 Sept 2024, 19:17
ETUDE based in Sagewood Noordwyk is The Worst Residencial Complex in Midrand
Etude is the most horrible residential complex in Midrand with the most ******* and uncaring body corporate. I have had my fair share of bad complexes in an around Gauteng n the past 20 years but Etude takes the cup hands down. From house breaking to snakes 🐍 having a jolly good time in an around the complex and of course having electricity switched off for a good week, what more adventure could one ask for on a daily basis.
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Replies (0)MM
Mogofane M
1 reviews | Active since Jan 2020
27 Sept 2024, 15:55
Electricity issue due to municipality debts
The complex is in a good estate but Etude itself is ****py. The complex owes money to the municipality and we have therefore got cut off electricity. This has apparently been for years. They are very strict in collecting rentals but they don’t pay their dues to the municipality. No one from the AFCO agency or the body corporate is coming to address us, they keep sending communication that Technicians are on their way but it’s been 24hours with no Technicians on site.
Helpful (0)
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Mogofane M
1 reviews | Active since Jan 2020
27 Sept 2024, 15:55
Electricity issue due to municipality debts
The complex is in a good estate but Etude itself is ****py. The complex owes money to the municipality and we have therefore got cut off electricity. This has apparently been for years. They are very strict in collecting rentals but they don’t pay their dues to the municipality. No one from the AFCO agency or the body corporate is coming to address us, they keep sending communication that Technicians are on their way but it’s been 24hours with no Technicians on site.
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Replies (0)SM
MR
Matshediso R
1 reviews | Active since Jan 2020
21 Mar 2023, 07:59
Etude Complex, Sagewood Midrand
DO NOT, I SAY DO NOT EVER IN YOUR LIFE CONSIDER MOVING IN AT ETUDE COMPLEX at Midrand. Electricity is a major issue, and they just switch it off of no apparent reason. 2 weeks ago they did that for only my unit, when we called the office they claimed they do that for people who didn't pay rent... Mind you my rent is never even late. The people living below me threw an all night party with loud music... With zero problems at all. Now as we speak, loadshedding is suspended but we have no power at Etude. The pipelines for water are extremely loud... It's a mess. The guy who is a building manager never even answer calls. I will not recommend it, - 7000/100.
Helpful (0)
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Matshediso R
1 reviews | Active since Jan 2020
21 Mar 2023, 07:59
Etude Complex, Sagewood Midrand
DO NOT, I SAY DO NOT EVER IN YOUR LIFE CONSIDER MOVING IN AT ETUDE COMPLEX at Midrand. Electricity is a major issue, and they just switch it off of no apparent reason. 2 weeks ago they did that for only my unit, when we called the office they claimed they do that for people who didn't pay rent... Mind you my rent is never even late. The people living below me threw an all night party with loud music... With zero problems at all. Now as we speak, loadshedding is suspended but we have no power at Etude. The pipelines for water are extremely loud... It's a mess. The guy who is a building manager never even answer calls. I will not recommend it, - 7000/100.
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Replies (0)OM
Ofentse M
1 reviews | Active since Jan 2020
12 Jul 2021, 13:09
Etude Complex
1.I've complain about the stove about 2 months ago and nothing has been done. My biggest mistake of moving in here. 2. They suspended my meter numbers claiming that they did not receive my payment because someone did not do their job. 3. The service delivery is extremely poor.
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Ofentse M
1 reviews | Active since Jan 2020
12 Jul 2021, 13:09
Etude Complex
1.I've complain about the stove about 2 months ago and nothing has been done. My biggest mistake of moving in here. 2. They suspended my meter numbers claiming that they did not receive my payment because someone did not do their job. 3. The service delivery is extremely poor.
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Replies (0)AN
Anje N
1 reviews | Active since Jan 2020
12 Jun 2021, 11:51
Worse apartment ever
I just moved in May, truly the worse experience. The cupboard are broken, the balcony door doesn't open, they promised 2 fix it but almost 2 months later still nothing has been done, Bright the agent in charge is truly the worse agent I have ever worked with I would not recommend this place to anyone it is horrible.
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Anje N
1 reviews | Active since Jan 2020
12 Jun 2021, 11:51
Worse apartment ever
I just moved in May, truly the worse experience. The cupboard are broken, the balcony door doesn't open, they promised 2 fix it but almost 2 months later still nothing has been done, Bright the agent in charge is truly the worse agent I have ever worked with I would not recommend this place to anyone it is horrible.
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