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

DR PIETER JORDAAN - VOIGRO INV 20 CC

ERF 2630 - 2630 BOKMAKIERIE STREET, 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 R2,424,842 (Moving average total of historical property sales in OLD PLACE

PROPERTIES SOLD IN OLD PLACE AND SURROUNDING AREAS:

Old Place | R1,900,000 | 110m² | 342m² Erf | House | 26 Ambleside Village

Old Place | R1,950,000 | 178m² | 1,140m² Erf | House | 7 Dikkop Street

Old Place | R2,000,000 | 209m² | 978m² Erf | House | 9 Heron's Way

Old Place | R2,000,000 | 120m² | 302m² Erf | House | 16 Ambleside Village

Old Place | R2,000,000 | 232m² | 1,338m² Erf | House | 11 Old Toll Road

Old Place | R2,000,000 | 232m² | 1,394m² Erf | House | 7 Old Toll Road

Old Place | R2,025,000 | 139m² | 941m² Erf | House | 5 Plover Road

Old Place | R2,050,000 | 136m² | 293m² Erf | House | 10 Ambleside Village

Old Place | R2,072,000 | 196m² | 1,130m² Erf | House | 20 Bokmakierie Street

Old Place | R2,090,000 | 107m² | 430m² Erf | House | 45 Bokmakierie Street

Old Place | R2,094,000 | 1,109m² Erf | Vacant Land | 14 Bokmakierie Street

Old Place | R2,100,000 | 129m² | 307m² Erf | House | 15 Ambleside Village

Old Place | R2,100,000 | 693m² Erf | Vacant Land | 3 Sandpiper Street

Old Place | R2,100,000 | 163m² | 574m² Erf | House | 11 Swift Street

Old Place | R2,200,000 | 129m² | 389m² Erf | House | 14 Heron Village

Old Place | R2,200,000 | 233m² | 900m² Erf | House | 35 Kambedoo Avenue

Old Place | R2,300,000 | 154m² | 389m² Erf | House | 8772 Heron Village

Old Place | R2,300,000 | 158m² | 679m² Erf | House | 19 Sandpiper Street

Old Place | R2,450,000 | 228m² | 1,185m² Erf | House | 26 Old Toll Road

Old Place | R2,600,000 | 235m² | 588m² Erf | House | 13 Sandpiper Street

Old Place | R2,690,000 | 1,365m² Erf | Vacant Land | 7 Plover Road

Old Place | R2,800,000 | 131m² | 620m² Erf | House | 22 Sandpiper Street

Old Place | R3,000,000 | 290m² | 1,083m² Erf | House | 5 Dikkop Street

Old Place | R3,600,000 | 1,304m² Erf | Vacant Land | 17 Bokmakierie Street

Old Place | R6,000,000 | 1,391m² Erf | Vacant Land | 25 Old Toll Road

Summary

  • Average sale price: R2,424,842

  • Total recorded sales: 25

  • Lowest recorded sale: R1,900,000 (26 Ambleside Village)

  • Highest recorded sale: R6,000,000 (25 Old Toll Road)

  • Lowest house sale: R1,900,000 (26 Ambleside Village)

  • Highest house sale: R3,000,000 (5 Dikkop Street)

  • Lowest vacant land sale: R2,094,000 (14 Bokmakierie Street)

  • Highest vacant land sale: R6,000,000 (25 Old Toll Road)

  • Most sales occurred between R1.9 million and R2.6 million

  • Average selling price in 2025: approximately R2.36 million

  • Average selling price in 2026 (year to date): approximately R2.42 million

  • Highest number of annual sales recorded during the period analysed: 28 sales in 2025

  • The sales evidence reflects a predominantly owner-occupier residential market, with limited premium-priced transactions recorded.

PROPERTIES ON SALE IN OLD PLACE AND SURROUNDING AREAS:

Old Place | R1,600,000 | 1 Bed | 1 Bath | Apartment | 8 Old Toll Road

Old Place | R2,350,000 | 4 Bed | 3 Bath | 6 Parking | House | Milkwood Drive |

Old Place | R2,495,000 | 3 Bed | 1 Bath | 2 Garages | House | 17 Stinkwood

Old Place | R2,550,000 | 3 Bed | 2 Bath | 2 Garages | House | 9 Ambleside

Old Place | R2,595,000 | 3 Bed | 3 Bath | 3 Parking | House | Old Place

Old Place | R2,800,000 | 4 Bed | 3 Bath | 3 Parking | House | 6 Plover Road

Old Place | R3,500,000 | 4 Bed | 3 Bath | 1 Parking | Penthouse Apartment | Heads View, 8 Old Toll Road

Old Place | R3,600,000 | 4 Bed | 3 Bath | 2 Garages | House | 79 Milkwood Dr

Old Place | R3,750,000 | 4 Bed | 2.5 Bath | 4 Garages | House | Upper Old Plc

Old Place | R3,995,000 | 5,720m² | Vacant Land | Corner Development Site

Old Place | R3,995,000 | 5,726m² | Vacant Land | Development Site

Old Place | R4,500,000 | 7 Bed | 7 Bath | House | Lagoon View Guesthouse

Old Place | R4,500,000 | 7 Bed | 7 Bath | 7 Parking | House | 84 Milkwood

Old Place | R4,990,000 | 5 Bed | 5 Bath | 4 Parking | House ([Property24][7])

Quick Market Snapshot

Apartments / Penthouses: R1.6m – R3.5m

Houses: *R2.35m – R4.99m

Vacant Land: *R3.995m

Guesthouse / Hospitality Style Properties: *R4.5m – R4.99m

Observation

Old Place currently offers a relatively broad spread of stock, with most conventional family homes concentrated between R2.5 million and R3.8 million. The market contains a mix of older homes on larger stands, renovated family properties, sectional title units, and a small number of development opportunities. Unlike many of Knysna's premium lifestyle suburbs, Old Place remains one of the more accessible areas for owner-occupiers while still offering lagoon views, larger erf sizes, and convenient access to schools, shopping facilities, the lagoon, and the Heads. The most active portion of the market appears to be the R2.5 million to R3.6 million range, where the majority of competing residential stock is currently positioned.

COMPARATIVE MARKETING ASSESSMENT SUMMARY

The subject property occupies a highly visible corner position at the intersection of Bokmakierie Street and George Rex Drive, one of Knysna's principal arterial routes linking the town centre with Leisure Isle, The Heads, Pezula, and surrounding residential suburbs. The location benefits from significant daily traffic exposure and excellent accessibility, making it particularly well suited to its current commercial use. Positioned opposite the well-known Bosun's Pub & Grill, the property enjoys strong local recognition and convenient access for clients and visitors alike.

Situated on a generous 1,177m² erf, the property comprises a well-maintained 277m² building that was originally residential in nature but has been successfully adapted for use as a veterinary practice. The improvements are exceptionally neat and professionally maintained both internally and externally, reflecting ongoing care and investment by the owners. The layout accommodates the various rooms and functional requirements typically associated with a veterinary practice, while three separate access points and ample parking enhance the property's operational efficiency. An additional benefit is the presence of a separately leased section within the building, providing supplementary income potential.

The property's Institutional zoning adds a further layer of value and flexibility, supporting a range of community, medical, educational, and professional uses beyond its current function. While the valuation excludes the existing solar installation, the property remains a well-presented and functional commercial asset in a strategic location. Given that this assessment has been prepared to facilitate a transfer between related parties rather than for open market sale purposes, the emphasis has been placed on the property's physical condition, location, zoning, utility, and overall commercial suitability rather than short-term marketability. Overall, the property represents a well-positioned and well-maintained commercial holding within one of Knysna's most established mixed-use corridors.

Our current market assessment estimation is between

R4,400,000 and R4,700,000

To allow room for negotiation if taken to market, we would recommend a launch price of R4,900,000

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