Current Market Analysis

Thank You for the Opportunity

Selling a property is more than just a transaction. It is a significant life decision, often connected to meaningful 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

Exclusively Prepared For

KIM TAYLOR AND JOHAN CORNELIUS ELS

ERF 103 - 87 CIRCULAR DRIVE, PARADISE, 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 time-frame 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 R4,603,333 (Moving average total of historical property sales in PARADISE

PROPERTIES SOLD IN PARADISE & SURROUNDING AREAS:

Paradise | R4,950,000 | 1,433 m² Erf | Vacant Land | 7 Circular Drive

PROPERTIES ON SALE IN PARADISE AND SURROUNDING AREAS:

COMPARATIVE MARKETING ASSESSMENT SUMMARY

This character-filled manor-style residence occupies a distinctive position within the Paradise market and offers a combination of historical charm, generous accommodation, and exceptional lagoon views that is becoming increasingly difficult to replicate. Since purchasing the property in September 2024, the owners have undertaken extensive improvements, including the restoration and sanding of the original wooden floors, upgrading of the bathrooms, replacement of much of the plumbing infrastructure, substantial landscaping and terracing of the rear garden, installation of a swimming pool, and the creation of an attractive entertainment area with excellent indoor-outdoor flow from the casual dining space.

The home offers four large bedrooms, three bathrooms, both formal and informal dining areas, a spacious lounge, and an additional upstairs family lounge. Several principal rooms, including the downstairs bedroom, formal dining room, main lounge, and two upstairs bedrooms, enjoy outstanding views across the Knysna Lagoon and through to the Heads. While the kitchen remains largely in its original configuration and some areas of the home have not been modernised to the same extent as others, the property presents in neat condition and benefits from a level of accommodation, character, and outlook seldom found in newer homes.

The primary limitations remain the single garage and restricted vehicle turning space, factors that may influence buyer perception when compared to more modern homes offering larger garaging and easier parking arrangements. Overall, the property is likely to appeal strongly to buyers seeking space, views, historical character, and an established lifestyle setting rather than contemporary lock-up-and-go living.

Based on the comparable sales analysed, the property's substantial improvements, generous accommodation, established character, swimming pool, entertaining spaces, and exceptional lagoon and Heads views, we estimate its current market value to fall within the range of R5,400,000 to R5,600,000. This valuation reflects both the property's strengths and the practical considerations that buyers may weigh, including the largely original kitchen configuration, single garage, and limited vehicle manoeuvring space. However, valuation is only one component of a successful marketing strategy.

Given the home's unique manor-style character, its commanding outlook, the scarcity of comparable historical residences in Paradise, and its highly desirable location, we believe the property can be confidently introduced to the market at an asking price of R5,900,000. This launch strategy allows room to test buyer appetite for a distinctive home of this nature while remaining within a range that should attract serious purchasers seeking a premium lifestyle property in one of Knysna's most sought-after suburbs.

Our current market assessment estimation is between

R5,400,000 and R5,600,000

To allow room for negotiation, we would recommend a launch price of R5,900.000

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 Old Place to view your home.

Please let me know if you have any questions that I can answer. We thank you for the opportunity to conduct a market analysis of your property and will do our utmost to sell it as soon as possible, if so required.

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