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

Benoit Michel Moritz

ERF 2290 - 5 STINKHOUT CRESCENT, UPPER OLD PLACE, 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 R2,627,600 (Moving average total of historical property sales in (Old Place)

PROPERTIES SOLD IN UPPER OLD PLACE & SURROUNDING AREAS:

5 Stinkhout Crescent | Erf 2290 | 11 Aug 2025 | Reg 10 Sep 2025 | R1,200,000
4 Stinkhout Crescent | Erf 2299 | 07 Apr 2025 | Reg 15 Dec 2025 | R1,300,000
11 Milkwood Drive | Erf 2293 | 27 May 2025 | Reg 17 Sep 2025 | R2,300,000
27 Milkwood Drive | Erf 2311 | 19 Apr 2025 | Reg 30 May 2025 | R2,250,000
29 Milkwood Drive | Erf 2312 | 07 Apr 2024 | Reg 18 Oct 2024 | R2,300,000
42 Milkwood Drive | Erf 2366 | 31 Dec 2025 | Reg 05 Mar 2026 | R3,100,000
7 Old Toll Road | Erf 2466 | 09 Apr 2025 | Reg 12 Aug 2025 | R2,000,000
4 Boekenhout Street | Erf 2342 | 09 Aug 2025 | Reg 03 Oct 2025 | R3,125,000
48 Milkwood Drive | Erf 12665 | 19 Apr 2025 | Reg 01 Aug 2025 | R3,400,000
6 Boekenhout Street | Erf 2341 | 19 Nov 2025 | Reg 16 Jan 2026 | R2,700,000
11 Old Toll Road | Erf 4671 | 07 Oct 2025 | Reg 06 Mar 2026 | R2,000,000
10 Boekenhout Street | Erf 2339 | 18 Nov 2024 | Reg 24 Feb 2025 | R3,750,000
26 Old Toll Road | Erf 2448 | 24 Oct 2024 | Reg 04 Feb 2025 | R2,450,000
60 Milkwood Drive | Erf 2375 | 02 Oct 2024 | Reg 23 Dec 2024 | R3,550,000
9 Candlewood Close | Erf 12984 | 08 Oct 2025 | Reg 03 Dec 2025 | R2,090,000
57 Milkwood Drive | Erf 2326 | 26 Jun 2024 | Reg 29 Aug 2024 | R3,200,000
24 Boekenhout Street | Erf 2332 | 08 Jul 2025 | Reg 12 Aug 2025 | R3,325,000
35 Kamdebo Avenue | Erf 2505 | 29 Jan 2024 | Reg 11 Apr 2024 | R2,200,000
10 Kamassi Road | Erf 7846 | 18 Oct 2024 | Reg 07 Mar 2025 | R3,220,000

PROPERTIES ON SALE IN UPPER OLD PLACE & SURROUNDING AREAS:

2390 Milkwood Drive | R4,500,000
17 Stinkwood Crescent | R2,600,000
8 Old Toll Road | R1,600,000
4 Bedroom House | R3,750,000
4 Bedroom House | R2,350,000
8 Old Toll Road | R3,500,000
4 Bedroom House | R3,600,000
3 Bedroom Townhouse | R2,240,000
9 Ambleside Village, 9 Kamdebo | R2,550,000
3 Bedroom Townhouse | R2,490,000
7 Milkwood Drive | R1,750,000
3 Bedroom House | R2,595,000

COMPARATIVE MARKETING ASSESSMENT

The property comprises a two-storey dwelling offering three bedrooms and two bathrooms, with no en-suite facilities. The home presents as neat and well-maintained, although it is dated in its finishes and reflects additions made over time, resulting in a layout that is functional but not fully cohesive. Access between levels is via a relatively steep staircase, which may influence suitability for certain buyers.

The living areas are positioned to take advantage of attractive views towards the Knysna Heads and lagoon, which remain a strong positive feature. The kitchen is older in style but remains tidy and usable, with an adjacent outdoor entertainment area that enhances the overall living appeal. A small swimming pool, recently refurbished, adds to the lifestyle offering.

A separate, spacious one-bedroom flat with its own parking provides potential for rental income or extended family accommodation. The main dwelling includes a single garage, with overall parking considered adequate but not extensive. The property is situated on a sloping stand, with a notable gradient downwards towards the front. It is located within a quiet crescent with low traffic flow, although proximity to the nearby highway introduces a degree of background noise.

The roof consists of asbestos sheeting, which may be viewed negatively by some buyers and could impact future maintenance or replacement considerations. The property does not currently include inverter, solar, or alternative power solutions, which are increasingly expected in the current market.

Overall, the home offers a combination of views, additional income potential, and a quiet setting, balanced against its older condition, layout compromises, and certain location and structural considerations.

Our current market assessment estimation is between

R3,400,000 and R3,600,000

To allow room for negotiation, we would recommend a launch price of R3,800,000

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.