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

ANNE MARI HARMS

ERF 456 - 456 MOUNTAIN ROSE DRIVE, BRENTON ON SEA, 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 R4,295,488  (Moving average total of historical property sales in BRENTON ON SEA

PROPERTIES SOLD IN BRENTON ON SEA & SURROUNDING AREAS:

Brenton On Sea | R2,400,000 | 177m² | 1,070m² Erf | House | 261 Roman Street

Brenton On Sea | R2,800,000 | 139m² | 1,077m² Erf | House | 266 Steenbras Street

Brenton On Sea | R2,900,000 | 246m² | 1,066m² Erf | House | 174 C.R. Swart Road

Brenton On Sea | R3,000,000 | 217m² | 1,156m² Erf | House | 492 Disa Street

Brenton On Sea | R3,000,000 | 246m² | 1,106m² Erf | House | 172 Watsonia Avenue

Brenton On Sea | R3,320,000 | 216m² | 876m² Erf | House | 450 Mountain Rose Dr

Brenton On Sea | R3,500,000 | 254m² | 1,055m² Erf | House | 225 C.R. Swart Road

Brenton On Sea | R3,550,000 | 187m² | 997m² Erf | House | 254 C.R. Swart Road

Brenton On Sea | R3,720,000 | 219m² | 1,070m² Erf | House | 264 Steenbras Street

Brenton On Sea | R3,800,000 | 198m² | 718m² Erf | House | 545 Fynbos Oord Place

Brenton On Sea | R4,000,000 | 191m² | 1,274m² Erf | House | 134 C.R. Swart Road

Brenton On Sea | R4,100,000 | 256m² | 639m² Erf | House | 448 Fynbos Oord Place

Brenton On Sea | R4,310,737 | 331m² | 991m² Erf | House | 147 Watsonia Avenue

Brenton On Sea | R6,150,000 | 234m² | 858m² Erf | House | 609 Fynbos Oord Place

Brenton On Sea | R6,300,000 | 215m² | 766m² Erf | House | 526 Yellowwood Cres

Brenton On Sea | R6,300,000 | 280m² | 1,015m² Erf | House | 252 C.R. Swart Road

Brenton On Sea | R7,000,000 | 282m² | 1,022m² Erf | House | 145 Watsonia Avenue

Brenton On Sea | R8,620,000 | 290m² | 876m² Erf | House | 571 Steenbras Street

Summary

* Average sale price: R4,295,488

* Lowest recorded sale: R2,280,000 (Vacant Land)

* Lowest house sale: R2,400,000 (261 Roman Street)

* Highest house sale: R8,620,000 (571 Steenbras Street)

* Highest land sale: R8,000,000 (541 W.K. Grobler Avenue)

Most sales occurred between *R3 million and R4.3 million

The premium market above *R6 million** remains active, with several sales recorded between R6.15 million and R8.62 million.

2025 reflected the highest average selling price at approximately *R5.1 million**, suggesting continued strength at the upper end of the Brenton On Sea market.

PROPERTIES ON SALE IN BRENTON ON SEA AND SURROUNDING AREAS:

Brenton On Sea | R2,850,000 | 1 Bed | 2 Bath | 2 Parking | Apartment | Brenton Haven, 24 Agapanthus Avenue

Brenton On Sea | R4,000,000 | Vacant Land | 600m² | Plot | Southern Right Estate

Brenton On Sea | R4,400,000 | 3 Bed | 2 Bath | 2 Garages | Apartment | 3 Sheer Cliffs, 511 Mountain Rose Drive

Brenton On Sea | R4,490,000 | 4 Bed | 4 Bath | 3 Parking | House | 448 Fynbos Place

Brenton On Sea | R4,500,000 | 4 Bed | 3 Bath | 2 Garages | Apartment | 30 Sheer Cliffs, 511 Mountain Rose Drive

Brenton On Sea | R5,500,000 | 3 Bed | House | Brenton On Sea ([Property24][1])

Brenton On Sea | R5,900,000 | 3 Bed | 4 Bath | 5 Parking | House | 24 Protea Avenue ([Property24][2])

Brenton On Sea | R6,800,000 | 6 Bed | 4 Bath | 3 Garages | House | 143 Watsonia Avenue ([Property24][2])

Brenton On Sea | R8,500,000 | 3 Bed | 3 Bath | 3 Garages | House | 541 W K Grobler Drive | Under Offer ([SA Home Traders][3])

Quick Market Snapshot

* Apartments: R2.85m – R4.5m

* Houses: R4.49m – R8.5m+

Most house stock currently sits between *R4.5m and R6.8m

Observation

Brenton On Sea currently shows a relatively thin supply of houses for sale compared with many Knysna suburbs, particularly below the R6m mark. The scarcity of stock, combined with its beachside location and holiday appeal, helps explain why well-priced properties in the area often attract strong interest. (

COMPARATIVE MARKETING ASSESSMENT SUMMARY

This exceptionally neat and well-maintained home occupies a sought-after position within Brenton On Sea, one of the Garden Route's most desirable coastal suburbs. Situated in a quiet cul-de-sac, the property combines ocean views, privacy, energy independence, and versatile accommodation in a setting that appeals equally to permanent residents and holiday homeowners.

The double-storey home offers comfortable living spaces, excellent overall presentation, and a flexible layout enhanced by a separate studio building and viewing deck - ideal for guests, a work-from-home office, hobbies, or creative pursuits. A standout feature is the generous three-car garage, which not only provides valuable parking and storage but also offers future potential for conversion into additional accommodation if required.

Further adding to its appeal are the off-grid solar system, water storage infrastructure, and the fact that the property requires little immediate expenditure. While some buyers may prefer a more neutral colour palette, the home's condition, functionality, views, and lifestyle appeal are likely to outweigh purely cosmetic considerations. Overall, this is a rare opportunity to acquire a move-in-ready coastal home with excellent features in an area where quality properties remain in limited supply.

Our current market assessment estimation is between

R6,800,000 and R7,400,000

To allow room for negotiation, we would recommend a launch price of R7,490,000

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