In the late 1980s, Johannesburg’s Central Business District (CBD) was undergoing a profound transformation. Historically, the CBD had been predominantly white-dominated, and black South Africans were largely excluded—socially and systemically—from participating in its spaces. As apartheid-era restrictions began to ease, more black South Africans started entering and occupying the CBD. Ironically, this led to an exodus of white businesses and professional firms, who migrated en masse to northern suburbs like Rosebank and Sandton.

This departure left behind a void. Properties were vacated or abandoned, and the area fell into visible decline, attracting homelessness and criminal activity. While many viewed the situation as a downward spiral, Olitzki Property Holdings saw opportunity where others saw decay.

Recognizing that the flight from the CBD was irrational and shortsighted, the company began acquiring properties at heavily discounted rates. But this was not just a speculative play—it was a strategic effort to revive a core part of Johannesburg. Olitzki Property Holdings developed a comprehensive blueprint to rejuvenate the area, with a strong focus on the Marshalltown precinct.

At the heart of this vision was a neglected and crime-ridden bus terminus known as van der Bijl Square. After complex negotiations, the company secured a private lease over the square from the City of Johannesburg. In partnership with other local property owners and the Central Johannesburg Partnership, led by Neil Fraser, Olitzki Property Holdings transformed the square. It was renamed Gandhi Square, in tribute to Mahatma Gandhi, who had once practiced law in the adjacent area.

The company also introduced the concept of Improvement Districts to South Africa—starting with Gandhi Square. These districts aimed to improve safety and cleanliness through private sector management. The success of Gandhi Square was just the beginning. Olitzki Property Holdings went on to secure leases over adjacent areas—Fox Street and Main Street—creating a safe, vibrant corridor linking key civic and commercial landmarks from the Carlton Centre to the Magistrates Court.

This revitalization initiative carved a new east-west spine through the CBD and demonstrated the transformative power of strategic urban investment. While the broader CBD revival remains a work in progress, the impact of Olitzki Property Holdings’ work is undeniable: a substantial portion of Johannesburg’s inner city has been brought back to life—driven by vision, persistence, and a commitment to inclusive urban renewal.

Aligning Projects with Urban Growth Trends

Olitzki Property Holdings (OPH) has long focused its efforts on Johannesburg’s Central Business District (CBD), recognizing early on the untapped potential of this historically rich but economically overlooked area. The company has played a key role in driving growth by transforming underutilized and neglected spaces into functional and vibrant commercial hubs.

Beyond its flagship contributions to the Marshalltown precinct and Gandhi Square, OPH has acquired and redeveloped several hundred thousand square metres of office and retail space across the CBD. Many of these buildings were previously derelict or illegally occupied. Through extensive refurbishment, the company has restored them into high-quality commercial properties that align with broader urban renewal efforts. This not only complements the public space upgrades but also supports the long-term regeneration of Johannesburg’s inner city.

Reclaiming the CBD Through Collective Action

Despite its successes, OPH has faced significant challenges in its CBD-focused real estate initiatives—most notably, the lack of adequate service and support from the public sector. Issues related to security, cleanliness, and infrastructure maintenance, which typically fall under government jurisdiction, have been persistently neglected.

To address this gap, OPH became a key force behind the establishment of Improvement Districts in Johannesburg. These districts represent a pioneering public-private approach, where property owners pool resources to manage urban services that are otherwise overlooked. By taking ownership of these functions, OPH and its partners have created safer, cleaner, and more appealing environments—setting a replicable standard for other urban developments across Africa.

The Greenest Form of Development

Sustainability isn’t just a buzzword for Olitzki Property Holdings—it is foundational to their development philosophy. Rather than constructing new buildings, OPH specializes in repurposing derelict and decaying structures, breathing new life into the architectural fabric of the CBD.

The company’s approach is rooted in the belief that true eco-friendly development lies in reuse. Unlike newly built “green buildings” that still depend on carbon-intensive materials like steel, brick, and glass, repurposing existing buildings minimizes environmental impact by avoiding the resource-heavy production processes associated with new construction.

In this way, OPH champions a form of sustainability that is both practical and impactful—preserving history, reducing carbon footprints, and advancing urban regeneration all at once.

Expanding Reach and Streamlining Operations

Olitzki Property Holdings (OPH) recognizes the transformative role technology plays in reshaping the African real estate landscape. Through the adoption of modern digital tools, OPH has been able to significantly broaden its market reach and enhance operational efficiency. Technology has simplified day-to-day administrative functions and amplified the company’s marketing capabilities, allowing OPH to connect with a wider audience and manage its properties with greater agility. The company remains proactive in subscribing to and leveraging such innovations to stay ahead in a competitive market.

Setting a Benchmark in Urban Renewal

Among the many successful projects undertaken by OPH, what sets the company apart is its holistic approach to development within Johannesburg’s Central Business District (CBD). Unlike traditional developers who focus solely on private properties, OPH has taken the unique initiative of upgrading both privately owned buildings and the surrounding public spaces. This integrated strategy has made the company a standout presence in the CBD real estate sector.

Moreover, OPH approaches development with a deep sense of social responsibility. It has been a catalyst for the incubation of hundreds of small businesses, fostering economic inclusivity and entrepreneurship within the community. Importantly, when addressing squatter-occupied buildings, the company has chosen a humane path—engaging with occupants through dialogue and cooperation rather than forced eviction. These socially conscious practices further underline OPH’s commitment to ethical urban transformation.

Building for Inclusive Economic Growth

The impact of OPH’s work goes beyond real estate—it contributes directly to community development and economic revitalization. The regeneration of the Marshalltown area has not only revived a significant portion of the CBD but has also sparked further development in adjacent areas. Notably, the areas north of Marshalltown have evolved into zones of affordable housing, driven in part by the stability and amenities provided by the Gandhi Square Precinct.

This precinct—developed and nurtured by OPH—offers more than just commercial office space. It has become a vibrant urban hub, home to recreational facilities, retail outlets, restaurants, educational institutions, places of worship, and essential services. Through these efforts, OPH has fostered a dynamic, inclusive ecosystem that supports both economic activity and community well-being.

A Focus Beyond Affordable Housing

While Olitzki Property Holdings (OPH) has played a leading role in revitalizing Johannesburg’s inner city, the company does not directly engage in the development of affordable housing. Instead, OPH’s strategic focus remains centered on commercial and mixed-use developments within the Central Business District (CBD), where its expertise and vision have had a profound impact.

Reimagining Johannesburg’s Urban Core

Looking ahead, OPH identifies significant real estate investment opportunities within Johannesburg’s CBD. Despite the progress made in recent decades, vast portions of the district remain underutilized or undeveloped. With the right vision and a nuanced understanding of the area’s social, historical, and economic dynamics, these spaces present immense potential for transformation and value creation. OPH’s experience has shown that, when approached with foresight and integrity, CBD development can yield both financial returns and urban regeneration.

Managing Risk in Uncertain Times

Though OPH’s investments in the CBD were once perceived as high-risk, founder-led leadership has always been grounded in a disciplined, blueprint-driven approach. Contrary to the popular belief that bold moves require reckless risk-taking, OPH has exercised strategic restraint. The company adheres to a conservative development model—ensuring that each building is fully developed and substantially occupied before pursuing new projects.

This cautious and methodical strategy has allowed OPH to weather some of the most challenging economic climates, including the 2007–2008 global financial crisis, when South Africa’s prime lending rate soared to nearly 27%. While many companies faltered during such periods, OPH’s prudent planning and commitment to sustainability ensured its continued stability and long-term success.

Strengthening Stakeholder Relationships

Olitzki Property Holdings (OPH) has cultivated strong, enduring relationships with investors, partners, and fellow stakeholders through its leadership in establishing Improvement Districts within Johannesburg’s Central Business District (CBD). These districts are overseen by committees comprising representatives from various property-owning organizations, fostering a collaborative governance model rooted in shared goals.

This spirit of cooperation has created a unique synergy among stakeholders. Each successful project—regardless of the developer—contributes to the collective upliftment of the area. OPH’s strategy centers on fostering these mutually beneficial relationships, where the success of one is seen as progress for all. It is this ethos that has cemented OPH’s reputation as not only a developer but also a community builder.

Expanding Impact in 2025 and Beyond

As OPH looks ahead to 2025, the company remains committed to its mission of revitalizing Johannesburg’s CBD. Despite the progress already achieved, considerable areas within the district still require significant improvement. OPH’s goal is to extend its blueprint of regeneration into these underserved zones, ensuring that the transformative ripple effects of its developments continue to shape the future of the inner city.

Through this ongoing commitment, OPH aims to play a vital role in the broader evolution of South Africa’s real estate landscape—championing urban renewal, social responsibility, and sustainable development at every step.