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

KNYSNA RACING PADDLES (PTY) LTD

ERF 7453 - 38 MEEU STREET - KNYSNA, 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 R6,379,444 (Moving average total of historical property sales in KNYSNA INDUSTRIAL

PROPERTIES SOLD IN KNYSNA INDUSTRIAL AND SURROUNDING AREAS:

Knysna Industrial | R550,000 | 760m² Erf | Vacant Land | 9749 Uil Street

Knysna Industrial | R1,265,000 | 1,715m² Erf | Vacant Land | 14 Jonker Street Knysna Industrial | R2,000,000 | 1,008m² Erf | Vacant Land | 31 Sandpiper Street Knysna Industrial | R5,000,000 | 1,848m² Erf | Vacant Land | 13 Vigilance Drive Knysna Industrial | R5,000,000 | 2,482m² Erf | Vacant Land | 4648 Noble Street Knysna Industrial | R6,500,000 | 3,393m² Erf | Vacant Land | 30 Waenhout Avenue Knysna Industrial | R8,500,000 | 4,401m² Erf | Vacant Land | 10932 Jonker Street Knysna Industrial | R12,500,000 | 5,325m² Erf | Vacant Land | 8 Waenhout Avenue Knysna Industrial | R16,100,000 | 7,889m² Erf | Vacant Land | 16081 Boswerker

SUMMARY

  • Average sale price: R6,379,444

  • Total recorded sales: 9

  • Lowest recorded sale: R550,000 (9749 Uil Street)

  • Highest recorded sale: R16,100,000 (16081 Boswerker Street)

  • Lowest vacant land sale: R550,000 (9749 Uil Street)

  • Highest vacant land sale: R16,100,000 (16081 Boswerker Street)

  • Most sales occurred between R5 million and R8.5 million

  • Average selling price in 2024: approximately R2.85 million

  • Average selling price in 2025: approximately R6.38 million

  • Average selling price in 2026 (year to date): approximately R9.50 million

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

    5 sales in 2025

  • The sales evidence reflects a predominantly industrial and commercial property market, with relatively few transactions but a broad price range driven largely by erf size, location, zoning, and development potential.

PROPERTIES ON SALE IN KNYSNA INDUSTRIAL AND SURROUNDING AREAS:

Knysna Industrial | R4,500,000 | 235m² Building | Industrial Property | 30 Fechter

Knysna Industrial | R4,500,000 | 235m² Building | 1,172m² Erf | Industrial Property

Knysna Industrial | R5,500,000 | 235m² Building | Industrial Property | 30 Fechter

Knysna Industrial | R6,500,000 | 1,080m² | Industrial Property | 24 Star Panel Beaters, 24 Meeu Street | Under Offer

Knysna Industrial | R8,000,000 | 900m² Building | Industrial Property | Knysna

Knysna Industrial | R9,000,000 | 1,819m² | Industrial Property | Knysna

Rhobololo | R4,500,000 | 1.29ha | Industrial-Zoned Property | Rhobololo

QUICK MARKET SNAPSHOT

Knysna Industrial buildings: R4.5m – R9m

Industrial-zoned land/property: R4.5m

Building sizes: 235m² – 1,819m²

Core asking-price range: R4.5m – R8m

Observation

Knysna currently has a limited supply of industrial property, with most stock concentrated in Knysna Industrial and one larger industrial-zoned opportunity in Rhobololo. Asking prices vary substantially according to building size, erf size, income potential, condition and operational layout. The current market includes smaller owner-occupier premises around R4.5 million to R5.5 million, larger industrial facilities between R6.5 million and R9 million, and very little entry-level industrial stock below R4.5 million. The limited number of available properties reinforces the tightly held nature of the Knysna industrial market.

COMPARATIVE MARKETING ASSESSMENT SUMMARY

The subject property comprises a substantial industrial facility currently utilised for the manufacture and export of fibreglass kayaks and associated products. Constructed with generous internal volumes and high-clearance roofing across much of the building, the improvements provide excellent functionality for manufacturing, warehousing and light industrial operations. The building extends to approximately 850m² and is presented in very good structural condition, having been well maintained throughout its operational life. While the premises would benefit from a general clean-up following many years of manufacturing activity, this is cosmetic in nature and does not detract from the overall condition or functionality of the improvements.

A major strength of the property lies in its highly practical internal layout. Multiple separated work areas, together with extensive mezzanine floor space, substantially increase the usable floor area beyond the primary ground-floor footprint. These mezzanine levels provide valuable storage and operational flexibility, making the building particularly attractive to businesses requiring efficient use of space. The front section incorporates offices, storerooms, staff facilities and amenities, creating a functional separation between administration and manufacturing activities. The overall design also lends itself well to subdivision into two independent factory units should an investor wish to create multiple income streams or accommodate separate occupants.

Industrial property within Knysna remains a tightly held asset class, characterized by limited available stock, very little speculative development and consistently low vacancy levels. Demand continues to be strongest for well-maintained, medium-sized industrial buildings that can accommodate a variety of owner-occupiers or investors, while the shortage of quality premises has helped underpin values across the sector. Against this market backdrop, the subject property's size, excellent condition, flexible layout and subdivision potential position it favourably within the local industrial market. I identified no significant negative features during the assessment, and the property represents a scarce opportunity to acquire a versatile industrial facility in one of Knysna's most supply-constrained commercial sectors.

Our current market assessment estimation is between:

R6,700,000 and R6,900,000

To allow room for negotiation if taken to market, we would recommend a launch price of R7,000,000

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