Thank You for the Opportunity

Selling a property is more than a transaction. It’s a major life decision, often tied to strong memories and emotions. I approach every valuation with sensitivity, care, and professional focus. A well-prepared market analysis reduces guesswork, shortens the selling process, and helps achieve the best possible price with less stress for you as the seller.

Thank you for allowing me to present this valuation. It reflects the level of service, detail, and commitment you can expect from me right through to the successful sale of your home.

Comparative Market Analysis

9 October 2025

Exclusively Prepared For

FRANK UNGER

PTN 87 (PTN OF 53) FARM 216 UITZIGHT - BRENTON ON LAKE, KNYSNA

Setting the Price

Why Pricing Matters

Getting the price right from the start is the key to selling for the highest possible amount. When a property remains on the market for too long, it loses appeal to buyers. Buyers start to wonder what’s wrong with it. Sellers often end up lowering the price. This is called “chasing the market.” The result? Homes usually sell for less than they would have if they were priced correctly from day one.

Buyer’s Market

In a buyer’s market, there are more homes for sale and fewer buyers. Prices flatten or drop because buyers have more options. This can be caused by factors such as high interest rates, inflation, or broader economic pressures.
In this type of market, you need to price competitively. Even slightly overpriced homes tend to be ignored.

Seller’s Market

In a seller’s market, there are fewer homes for sale and lots of buyers competing. Prices usually rise, and sellers often achieve... or often beat their asking price. This is where timing and smart positioning really matter.

Time on Market vs. Sold Price Statistics

  • 0 – 5 weeks → Homes sell close to, or at, full market price.

  • 6 – 12 weeks → Around 3% less than market value.

  • 13 – 24 weeks → Around 6% less than market value.

  • 24+ weeks → Often 10% or more below market value.

The longer a property remains on the market, the bigger the discount buyers expect.

The Comparative Market Analysis (CMA)

A CMA is not about giving you the biggest number, only to impress you to get the mandate. It’s about giving you the most accurate number, so your property sells for the best possible price in the shortest time.

To do this, the right agent will compare:

  • Homes that have recently sold.

  • Homes that are currently on the market.

  • How long did those homes take to sell?

The goal is simple: to help you sell at the highest realistic price, within a timeframe that works for you.

Market Conditions

Knowing if you’re in a buyer’s or seller’s market is key. It shapes how you price and how fast your home is likely to sell.

Markets move: In a seller’s market, homes are in short supply, buyers compete, and prices often rise. Even then, setting the price too high can backfire and keep buyers away. In a buyer’s market, there’s more stock and less demand. Here, buyers have choices, and overpriced homes are quickly ignored.

The right price isn’t the biggest number. It’s the smartest one. A smart price puts your property ahead of buyer expectations, avoids the trap of sitting too long on the market, and often attracts stronger offers. Always check recent sales, not just asking prices. Sold homes show what buyers really paid, and that’s the market speaking.

The asking price is set to bring buyers to the table. You can always refuse an offer, but having interested buyers gives us room to negotiate. Competing buyers drive the price up, turning interest into a bidding war.

Sales data:

It is not for me to dictate price – the actual value of any property being ultimately that which a willing and able buyer is prepared to pay.  The CMA value is R3,750,000  (Moving average total of historical property sales in Brenton On Lake)

Vacant Stands Recently Sold in BRENTON ON LAKE:

No relevant comparable sales data.

Vacant Stands currently on sale in KNYSNA:

27 Woodburne Dr, The Heads - Asking Price R8,200,000

3 Orbit Way, Paradise - Asking price   R4,895,000

Brenton Estate Waterfront - Asking price R3,600,000

30 Riverclub Rd, Simola - Asking Price - R3,100,000

10 Glen View, The Heads - Asking Price - R3,500,000

Marketing and Valuation Summary

This property represents one of the most unique undeveloped land opportunities in Knysna, positioned on the point of Brenton On Lake, directly adjacent to the disused railway line and bordering the Knysna Lagoon. Its setting offers exceptional privacy and panoramic 360-degree views across the lagoon and the surrounding natural environment. The location is both sensitive and distinctive, with no direct comparable properties currently on the market.

Development will require an off-grid approach, including borehole water supply and solar or alternative energy systems, and construction in timber to suit the environmental constraints and coastal conditions. This will appeal to a niche segment of high-net-worth buyers seeking exclusivity, privacy, and a sustainable design opportunity within a protected natural setting.

The revival of the historic Outeniqua Choo Tjoe railway line, which runs directly alongside the site, adds a future lifestyle and tourism value component expected to enhance the appeal and long-term capital appreciation of this location within the next 18 to 30 months.

Based on comparable sales of waterfront and near-waterfront land in the broader Knysna and Brenton areas, together with an adjustment for the site’s unique position and limited infrastructure, the indicative market value of the land is estimated at approximately R4.2 million. Development potential would realistically support the erection of a high-end timber residence of approximately 350 to 400 square metres, designed to capture the full 360-degree lagoon views and to integrate modern off-grid living systems.

Given the rare location, exclusivity, and limited comparability, it may be appropriate to test the market above the R4.2 million level to determine buyer response and establish the upper threshold of value. This approach will be discussed further with the seller as part of the marketing and pricing strategy to ensure we position the property effectively within the niche segment most likely to recognise and appreciate its unique attributes.

Marketing would therefore focus on positioning the property as a one-of-a-kind acquisition — a rare opportunity for a buyer to create an iconic off-grid residence that captures both the serenity of the lagoon and the historical charm of the area.

In considering the above and other factors in the current market conditions, we suggest an evaluation amount of between R4,000,000 and R4,400,000. The assessment is arrived at using the accepted industry method of comparative market analysis and will include our professional fees.

Our current market assessment estimation is between

R4,000,000 and R4,400,000

To test the market and allow room for negotiation, we would recommend a launch price of R4,700,000

WHAT IS NEXT?

We await your instructions…

Should you decide to sell, we need a written mandate to sell.

  • We will make a detailed list, in consultation with you,  of all the features and ins and outs of the property and will recommend items that you may consider improving to increase the value of the property to go to market.

  • We will write an advert that best describes the property and paint a picture of what the buyer can expect.

  • A professional photographer will attend to capture your home on video and photos.

  • We let our local national database know (emails and personal calls) that your property is available.

  • We list your property on various SA and International websites with the description, photos and videos.

  • We bring current buyers who have shown interest in Belvedere to view your home.

Let me know if you have questions that I may answer. We thank you for the opportunity to do a market analysis of your property and will do our utmost to sell it as soon as possible if mandated.  Attached (email copy), please find Lightstone data that I used during research in order to establish a current market-related value for your property.

 

THE MARKETING PLAN

  • For Sale Sign – placed in front of the property to make “locals” aware that your property is for sale. This often generates 'local' buyers.

  • Broker Network – distribute nationally to all the RE/MAX broker owners (nationally & internationally) 

  • Digital Marketing – Social Media – all e-marketing platforms. 

  • Local Printed Media – local property newspapers, Action Ads. 

  • Property Portals – we list your property on:  www.remaxcoastal.co.za  /  www.remax.co.za   /  www.privateproperty.co.za   /   www.property24.co.za

  • All SA RE/MAX Offices – forward your property portfolio to our 190 offices and 3000 agents via email. 

  • Featured & Premium Listings – Feature on Property 24, and your property will be displayed on the Main Knysna page, giving it maximum exposure. 

  • Team Viewing – All RE/MAX agents view the home and see if they have prospective buyers. 

The above would be sufficient to procure a willing and able buyer for your property at or close to the asking price, promptly.

About Me

I’ve worked in real estate for over 10 years, with the past 4 focused on Knysna and the Garden Route. Having grown up in Knysna before leaving in the 70s, I know the area and its people well, which helps me guide clients with confidence.

Married for 40 years and a father of three, I value trust, family, and community. Earlier in life, I also trained guide dogs for the Guide Dog Society — an experience that taught me patience, responsibility, and the importance of service.

As a Google Certified Partner, I use advanced online marketing strategies and the latest AI models to ensure every property I market reaches the right target buyers. This gives my clients a real edge in today’s competitive market.

Outside of property, I enjoy offshore ski-boat fishing and Caterham car racing — both reminding me of the patience, focus, and timing that I bring to every transaction.

My goal is simple: to give honest advice, reduce uncertainty, and help sellers achieve the best possible result in the smoothest way.

Client Testimonials

“From the first call, Nick gave me all the details I needed about the property. By the time I viewed it, everything made sense, it was just confirmation. His knowledge of Brenton Park was spot on, and I really valued how thorough and helpful he was.”

Mike Sankey, Brenton On Lake

“Nick guided me through both selling and buying at the same time, something I thought would be impossible. His honesty, support, and straight-forward advice gave me the confidence to trust the process. He went beyond expectations and made it all happen.”

Elke Henly, Brenton On Lake

“Nick was professional, proactive, and always willing to go the extra mile. His warmth and personal touch made all the difference, even helping us re-home our parrot, Nelson, during the sale. He handled the process with empathy and understanding, and ensured we achieved the best deal possible.”

— Allan Elias, Westford Bridge

My Recent Sales