Brand Fit Snapshot
Best for:
Not ideal if:
Similar properties you might like:
Quick assessment - takes 30 seconds
Modi Mall is a community-oriented shopping centre located in Modimolle, Limpopo province, South Africa, on Thabo Mbeki Drive, serving as a key retail hub in the Waterberg District. With a gross leasable area of approximately 22,510 square meters, it was expanded in 2019 by 5,054 square meters to include a second food anchor, enhancing its appeal as a destination for local residents. Owned by Exemplar REITail with 100% economic interest, the mall features 72 stores, including national anchors like Shoprite and other grocery options, fashion retailers such as Foschini and Sheet Street, furniture outlets like OK Furniture, and recent additions like Platō Coffee.
The tenant mix emphasizes essential retail categories including groceries, apparel, household goods, and services, with a McDonald's drive-thru for convenience. Positioned in a rural and township-focused market, it benefits from low competition in under-serviced areas, drawing from Modimolle's population of around 57,000 and the broader Modimolle-Mookgophong municipality of 130,000, predominantly black African (88%) with middle to lower-income demographics.
Accessibility is strong via the main arterial route into town, though public transport and road infrastructure in Limpopo can pose challenges.
Leasing advantages include stable occupancy aligned with the portfolio's 3.51% vacancy rate, average rents around R162 per square meter per month, and a focus on A-grade national tenants comprising 86% of the space. However, performance is influenced by regional economic factors, with like-for-like net property income growth of 7.6% reported for the portfolio in 2024. Drawbacks include potentially lower footfall due to rural setting and not being overly crowded, as noted in visitor feedback, alongside risks from market saturation in basic goods and dependency on local mining and agriculture economies.
Interested in this property?
Choose how you'd like to proceed
Advertise at this property?
Reach high-intent shoppers across digital screens, atria, and experiential placements.
Hours of Operation
Hours
| Monday | 09:00 AM — 06:00 PM |
| Tuesday | 09:00 AM — 06:00 PM |
| Wednesday | 09:00 AM — 06:00 PM |
| Thursday | 09:00 AM — 06:00 PM |
| Friday | 09:00 AM — 06:00 PM |
| Saturday | 09:00 AM — 05:00 PM |
| Sunday | 09:00 AM — 02:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographics and Accessibility
Modimolle, with a 2025 estimated population of 56,850 and municipal total of 130,113, features a demographic profile dominated by black African residents (88.1%), followed by whites (10.8%), indicating a focus on affordable, essential retail. Household income levels are generally middle to lower, supporting value-oriented shopping. The mall's location on the primary arterial route provides good accessibility for local traffic and serves as a gateway to the Waterberg region, but challenges include limited public transport options and occasional infrastructure issues in rural Limpopo, potentially affecting peak-hour footfall estimated at moderate levels based on portfolio trends.
Tenant Mix and Occupancy
The tenant mix at Modi Mall comprises 72 stores, anchored by two major grocers including Shoprite, alongside fashion (Foschini), home goods (Sheet Street, OK Furniture), and quick-service options like McDonald's drive-thru, with 86% A-grade national tenants portfolio-wide. Occupancy remains strong, mirroring the overall 3.51% vacancy rate, supported by essential category dominance suitable for the local market. This setup offers leasing stability for retailers targeting everyday needs, though saturation in groceries could limit expansion in non-essential categories, with average basic rental at R162.35 per square meter per month providing competitive terms in a rural context.
Competition and Market Risks
As the dominant retail node in Modimolle, Modi Mall faces limited direct competition, with another smaller centre about 5 km away, but broader regional factors include economic reliance on mining, agriculture, and tourism in Waterberg, vulnerable to fluctuations. Rural setting implies lower overall footfall compared to urban malls, with visitor reviews noting spacious but not crowded environments. Potential challenges encompass aging regional infrastructure, access issues during rainy seasons, and market saturation in basic retail categories, though portfolio capitalisation at 9.12% and 7.6% income growth indicate resilience and opportunities for retailers in underserved township demographics.
Building Details
Detailed Market Analytics
City Snapshot
Modimolle
Comprehensive market intelligence for retail expansion in this city
Popular in South Africa
Top retail destinations across South Africa.
Interested in this property?
Choose how you'd like to proceed
Advertise at this property?
Reach high-intent shoppers across digital screens, atria, and experiential placements.
City Snapshot
Modimolle
Comprehensive market intelligence for retail expansion in this city
