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

D M JACOBSEN

ERF 2289 | 7 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 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 R2,349,375 (Moving average of historical sales properties in Upper Old Place)

Properties Recently Sold in Upper Old Place:

April 2025 - 27 Milkwood Drive - R2,250,000

Oct 2025 - 29 Milkwood Drive - R2,300,000

April 2025 - 7 Old Toll Road R2,000,000

Feb 2025 - 26 Old Toll Road R2,450,000

March 2025 - 29 Boekenhout Ave R2,550,000

Properties currently on sale in Upper Old Place:

17 Stinkwood Crescent - Asking price   R2,800,000

6 Boekenhout Ave - Asking Price R2,900,000

Milkwood Drive - Asking Price R2,900,000

Unknown Street - Asking Price R2,345,000

Unkmown Street - Asking Price R3,550,000

Your Current Market Analysis Value

Your property location is excellent in a Crescent with spectacular views of the Knysna Heads & Lagoon. The building is well-positioned on the land. The home is large (m2 unknown) and includes a double garage. The house has additional rooms with outside entrances for alternative uses such as accommodation or office space.

The building structure needs repairs. The walls need scraping, repairs and repainting. The roof needs to be inspected for possible repairs. The wooden decks need repairs/replacement. The kitchen is dated and in need of an upgrade. Indoor wooden floors need repairs/maintenance. Window frames need repairs/replacement.

In considering various factors of the property and the current market conditions, we suggest an evaluation amount of between R1,850,000 and R1,950,000. If you decide to sell, I recommend that you go to the market at R 1,950,000

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 Belvedere to view your home.

Let me know if you have questions that I may answer.

We thank you for the opportunity to market your property and will do our best to sell it as soon as possible. 

Attached please find Lightstone data that I used during research in order to establish a market-related market analysis for your property.

 

THE MARKETING PLAN

  • For Sale Sign – placed in front of the home 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 Noeleen Davel

Noeleen has been in real estate for 4 years and brings a unique blend of financial expertise and client-focused service to her work. With a Bachelor of Commerce in Finance and Industrial Psychology from the University of South Africa, and a strong background as a Bookkeeper and Financial Administrator, she is detail-oriented and thorough — skills that translate directly into accurate valuations and smooth transactions.

She is known for her approachable nature and dedication to guiding clients with care and professionalism. Skilled in management, customer service, and communication, Noeleen helps sellers and buyers feel informed and supported throughout the process.

Outside of real estate, she enjoys Parkrun and walking her dogs, a reflection of her love for balance, consistency, and an active lifestyle. These personal passions mirror the reliability and energy she brings to her role in property.

Testimonials

“From the first call, Noeleen 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

“Noeleen 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

“Noeleen 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