Thank You for the Opportunity

Selling a home is more than a transaction. It’s a major life decision, often tied to strong 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

Brenton Park Trustees (Instructed by C Dodds)

SS BRENTON PARK, SECTIONAL SCHEME NUMBER 223 / 1987 - ERF 216, 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 timeframe 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 R 3,967,259 (Moving average total of historical property sales in Brenton On Lake)

Brenton On Lake Vacant Stands Sold (Lightstone):

ESTATE Land Only Freehold – qualifying sales ≥ R1 000 000

5 sales – Total R 6 520 000 – Average R 1 304 000

• R800 001–R1 500 000 band (5 sales total R 4 820 000 – Avg R 964 000 → exclude sub-R1 M → approx 3 sales ≥ R1 M est. R 3 000 000 )

• R1 500 001–R3 000 000 band (1 sale R 1 700 000)

FREEHOLD Land Only – qualifying sales ≥ R1 000 000

• 4 sales – Total R 5 980 000 – Average R 1 495 000

• R800 001–R1 500 000 band (3 sales R 4 230 000 – Avg R 1 410 000 → likely all ≥ R1 M)

• R1 500 001–R3 000 000 band (1 sale R 1 750 000)

Combined Vacant Land ≥ R1 000 000 Summary

• Approx 8 qualifying sales (total ≈ R 11 950 000) – Average ≈ R 1 493 750 per stand.

Data could be skewed by several factors ie: Brenton Estate higher value stands

Data for the average size is unknown

Brenton On Lake Vacant Stands Listed For Sale:

R3 600 000 – 540 m² – ≈ R6 667/m²

R1 100 000 – 598 m² – ≈ R1 839/m²

R1 300 000 – 614 m² – ≈ R2 118/m²

R1 150 000 – 461 m² – ≈ R2 495/m²

R3 500 000 – 696 m² – ≈ R5 029/m²

R2 800 000 – 602 m² – ≈ R4 651/m²

R1 100 000 – 598 m² – ≈ R1 839/m²

R1 100 000 – 599 m² – ≈ R1 836/m²

R2 800 000 – 602 m² – ≈ R4 651/m²

R2 800 000 – 601 m² – ≈ R4 659/m²

R3 600 000 – 540 m² – ≈ R6 667/m²

R3 500 000 – 696 m² – ≈ R5 029/m²

R2 000 000 – 932 m² – ≈ R2 146/m²

R2 800 000 – 602 m² – ≈ R4 651/m²

R1 495 000 – 1 248 m² – ≈ R1 197/m²

Average price / m² (all 15 stands): ≈ R3 760 /m²

Summary Insight – Vacant Land Context and CMA Basis

Recent vacant-land transactions in Brenton On Lake priced at R1 million and above cluster mainly between R1.3 million and R1.7 million, confirming that the upper range of the undeveloped-land market averages around R1.5 million per stand for the 2024–2025 period.

For this Comparative Market Analysis, the subject property measures approximately 3,000 m², less an estimated 15% measurement margin of error, giving an adjusted size of roughly 2,550 m². (I used Google measurement tools) The land is elevated and north-facing, with excellent views over the lagoon. It enjoys stand-alone privacy without immediate residential neighbours and is located just above the main entrance road into Brenton On Lake, which adds convenience and accessibility. These characteristics enhance its desirability and overall market appeal.

The Brenton Park sewage treatment plant lies nearby, which may influence buyer perception to a limited degree, and some demolition of existing dilapidated structures will be required before redevelopment. The property is currently unmapped, and a formal survey and cadastral registration will be necessary before a registered deed document can be issued.

Overall, despite its proximity to the treatment plant and the need for remedial work, the combination of size, elevation, aspect, and lagoon outlook positions this as a desirable and marketable property within Brenton On Lake. This analysis is based on background pricing data only; a precise market value would rely on a detailed CMA that adjusts for location, services, slope, access, comparative stand sizes, and timing, since averages are easily skewed by smaller estate stands (higher per m²) versus larger freehold parcels (lower per m²).

In considering the above and other factors in the current market conditions, we suggest a CMA amount of between R2,600,000 and R2,900,000. The assessment is based on the accepted industry method of comparative market analysis and will include our professional fees.

Our current market assessment estimation is between

R2,600,000 and R2,900,000

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 Brenton On Lake to view your home.

Let me know if you have any questions I can answer. We thank you for the opportunity to do a market analysis of your property and will do our utmost to sell it as soon as possible if mandated.  Attached (email copy), please find the Lightstone data that I used during research to establish a current market-related value for your property.

 

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

My Recent Sales