READ: Top tips for buying your first home

David Jacobs, National Sales Manager for the Rawson Property Group, shares his expert advice to help you navigate the market effectively in 2025.

Understand the market before you act

Whether you’re buying or selling, Jacobs says the first step is understanding the current real estate landscape. Research your local market to identify average prices, demand trends, and stock availability, and don’t be afraid to mine your local real estate agents for on-the-ground insights and advice.

“For buyers, knowing the market helps you identify where the best value lies,” Jacobs explains. “Sellers, on the other hand, need to know how their property stacks up against similar homes to set a competitive asking price.”

Key factors like local infrastructure, school quality, and connectivity (such as fibre internet availability) can influence property desirability and pricing. 

READ: Selling: How to attract buyers for your home in 2025

Tips for Buyers

Set a Realistic Budget

Jacobs cautions against stretching beyond your means. “Establish a clear budget and stick to it,” he advises. Buyers should also account for additional costs like bond registration, transfer duties, and ongoing maintenance. 

Get Pre-Approved for a Mortgage

Pre-approval is a must for buyers in today’s competitive market. “Pre-approval not only shows sellers that you’re serious, but it also gives you a clear idea of what you can afford,” Jacobs says. “This will save you time and prevent disappointments during the buying process.”

Know What You Want

Having a clear idea of your priorities – whether it’s proximity to work, schools, or specific features like energy efficiency – will help narrow your options and make the decision-making process smoother.

Partner with a Trusted Agent

 “Working with a qualified real estate agent is invaluable,” Jacobs emphasises. “They know the market inside out and can guide you through negotiations, contracts, and the finer details of a transaction.”

READ | Looking for a home that ticks all your boxes? Try Property24 Alerts

Tips for Sellers

Prepare Your Property for Sale

First impressions matter. “Start by decluttering and deep cleaning your home,” Jacobs recommends. “Small upgrades like a fresh coat of paint or fixing minor repairs can make a big difference.”

Set a Realistic Price

Pricing your property correctly is crucial. An overpriced home can linger on the market, while under-pricing could leave money on the table. “Your agent can provide a comparative market analysis to ensure your price aligns with local trends,” Jacobs explains.

Stage Your Home

Staging can highlight your property’s best features and help potential buyers envision themselves living there. “Simple touches like neutral décor, good lighting, and a welcoming atmosphere can create a lasting impression,” Jacobs suggests.

READ: The role of property agents in effective home staging

Claude McKirby, Co-Principle for Lew Geffen Sotheby’s International Realty in Cape Town’s Southern Suburbs and False Bay, in a recent article shared some of the most important do’s and don’ts to guide homeowners, here is a look at those tips: 

Do’s of Home Staging

1. Declutter and Depersonalise: Remove personal items, family photos, and excessive decorations. This helps potential buyers envision their own belongings in the space. Less clutter makes rooms appear larger and more inviting.
2. Clean Thoroughly: A spotless home suggests that the property has been well-maintained. Pay attention to details, such as cleaning windows, carpets, and even the inside of appliances like ovens.
3. Neutralise Colour Schemes: If you are going to give the place a fresh coat of paint, use neutral colours for walls and remove any décor that is too bold or quirky. While bold colours may appeal to some, neutral tones have a broader appeal and create a blank canvas for buyers’ imaginations.
4. Highlight Key Features: Draw attention to the property’s best features, such as a fireplace, large windows, or hardwood floors. Use furniture and décor to frame and highlight these elements even if it means moving around some items to better highlight these features
5. Improve Kerb Appeal: The exterior of your home is the first thing buyers see. Ensure the lawn is mowed, hedges are trimmed, and the entrance is welcoming. Consider adding a fresh coat of paint to the front door and planting flowers or even placing attractive pot plants next to the entrance.
6. Create a Cohesive Style: If you are going to bring in furniture or décor to fill up empty spaces and improve the overall effect or semi-furnish an empty property, choose a consistent style for furniture and décor that complements the home’s architecture. This creates a harmonious look that is pleasing to the eye.
7. Light It Up: Ensure all rooms are well-lit. Open curtains and blinds to let in natural light and also use lamps and light fixtures to brighten darker areas. Good lighting makes spaces feel larger and more inviting.

Read: First-time homebuyers’ fears – how to overcome them

Be Open to Negotiation

Jacobs advises sellers to approach offers with an open mind. “The best deal isn’t always the highest price – it’s the one that aligns with your timeline and terms,” he says.

“The property market is dynamic, and those who do their homework and act strategically will always come out ahead,” he says. “Whether you’re buying or selling, the key is preparation and partnering with professionals who understand the market.” The road to a successful property transaction starts with the right strategy. Follow these tips, and you’ll be well-equipped to make informed decisions that lead to long-term success.

SEE | Property24 101 – Buyer and Seller specific advice 

Quay 1 International Realty, shares the following strategies. 

Make Extra Mortgage Payments: One of the most straightforward ways to build equity faster is by making extra payments toward your mortgage. Even small additional contributions can make a big difference in reducing your outstanding loan balance, which in turn increases your equity. Consider making an extra payment every year or paying more than the minimum each month to knock down the principal balance more quickly.

Refinance Your Mortgage: With the fluctuating interest rates in South Africa, refinancing could be a great option if rates are lower than when you originally bought your home. A lower interest rate could reduce your monthly payments, allowing you to pay off the principal faster. If you’re financially stable, consider refinancing to a shorter loan term, like a 15-year mortgage, to build equity at an even quicker pace.

Enhance Your Home’s Value with Localised Improvements: Investing in home improvements that resonate with the local market can significantly increase your home’s value. In the Western Cape, homes with energy-efficient upgrades are particularly appealing, given the region’s focus on sustainability. Installing solar panels, adding water-wise landscaping, or upgrading insulation can not only lower your utility bills but also boost your property’s A fresh coat of paint, especially in the trendy tones popular in Cape Town, can also add instant curb appeal.

Take Advantage of Rising Property Values: The Western Cape has seen steady property value increases in certain areas, especially those near the coast or in up-and-coming neighbourhoods. Keeping an eye on market trends can help you make informed decisions about when to refinance or In growing areas, the mere passage of time can contribute to natural appreciation, increasing your home equity without much effort.

Rent Out Space or Consider Short-Term Lets: With the booming tourism sector in Cape Town, renting out part of your home as a short-term let or even a long-term rental can generate extra income. 

By employing a mix of these strategies—making extra payments, refinancing, investing in localised improvements, leveraging market trends, and renting out space—you can significantly accelerate the growth of your home equity in the Western Cape. The key is to stay proactive and make strategic choices that align with both your current goals and future property aspirations.

READ: Understanding home equity and why it is important

Cobus Odendaal, CEO of Lew Geffen Sotheby’s International Realty in Johannesburg and Randburg recently explained why home equity is important.

Acts as a Source of Wealth and Financial Security

Home equity is a form of forced savings. As you pay off your bond, you’re essentially transferring your cash into home value, thereby helping you build wealth over time. For many, home equity is their largest financial asset, providing significant security in retirement or in times of financial need. Unlike many other investments, home equity is a tangible asset that can also increase in value over time, making it a key part of a long-term financial plan.

Access to Borrowing Options with Lower Interest Rates

One of the biggest advantages of home equity is that it can be used as collateral for loans. This affords you various borrowing options, often at lower interest rates than unsecured loans and can provide funds for larger expenses, but it’s important to borrow responsibly since these loans are secured by your home, meaning failure to repay could put your property at risk.

Helps with Retirement Planning

Home equity can be especially valuable in retirement planning. Some homeowners downsize by selling their property, buying a less expensive home, and using the proceeds for retirement income. Others may explore options like a reverse mortgage (home equity release loan), allowing them to access their equity without having to move. Home equity can be a reliable source of funds for those who wish to maintain a comfortable lifestyle during retirement without dipping into other investments.

READ: 8 security tips for your garage and garage door openers

“Investing in security features not only provides peace of mind and protects your loved ones and belongings, but it can also increase your home’s overall value. Buyers today prioritise safety, and a well-secured home with modern systems can be a strong selling point when listing your home,” says Adrian Goslett, Regional Director and CEO of RE/MAX of Southern Africa.

To help homeowners keep their properties safe this holiday season, RE/MAX of Southern Africa shares a few security tips.

Make Your Home Look Occupied

An empty home is an easy target for burglars. Use timers on lights, TVs, and radios to create the illusion that someone is home. Smart home systems allow you to control your lights and appliances remotely, adding an extra layer of convenience and security. Outdoor lighting can also deter intruders by eliminating dark corners and entry points. Install motion-activated lights around your home’s perimeter and ensure pathways and entryways are well-lit.

Secure Doors and Windows

Ensure all doors and windows are locked before leaving the house, even if you’re just stepping out briefly. Install deadbolts on exterior doors, add security gates, and burglar bars to windows. As a bonus, these kinds of fixed security installations will also boost the home’s resale value.

Check your security system  

Before heading into the holiday season, it’s crucial to ensure your security system is fully functional. Test all components, including motion detectors, cameras, alarms, and any smart features such as remote monitoring or app notifications. Replace weak batteries in wireless devices and verify that all sensors are securely attached to doors and windows. Cut back any plants that could block visibility of the cameras or accidentally trip the alarm sensors.

Make sure you are accurately insured

Even with the best security measures in place, it’s wise to ensure your homeowner’s insurance is up-to-date. Take an inventory of your belongings and keep records, including photos, for easier claims in case of theft or damage.

By taking these simple yet effective precautions, you can enjoy the festive season with greater peace of mind. “Whether you’re celebrating at home or traveling, securing your property will ensure your holidays remain joyful and worry-free. Stay safe, and happy holidays,” says Goslett.

READ: Is a burglar alarm enough? Security tips to protect your home

Home-Dzine offers two security options for homeowners to consider: 

1. A metal or wooden block to secure sliding doors

Sliding patio doors are often not the most secure and since they’re at the back of the house out of view they are a very appealing target for any would-be burglars. However, no matter how many locks, they pick or windows they break to unlock the door, if you put a piece of wood or metal into the path of the sliding door, there’s no way they can get short of breaking down the door and making tons of noise.

2. Metal-framed security doors

This type of door is typically a metal frame with or without added mesh screening that serves as an extra barrier between the door to your house and the outside world. The benefits of the simple addition of security doors are more multifaceted than simply being another layer of protection. These doors are fastened on tight and are much more resistant to being broken down or having their locks manipulated to open the door without a key.

With a security door you’re able to open your first door while still giving no opportunity for any would-be thief to get a good look at what’s inside of your house. On top of that, should someone unknown to you be knocking at your door, you can quickly jump out of the way and know that if they decide to try and forcibly enter your home the police will be well on their way before they even start making a dent in it.

Some of the most effective security tips are also the simplest. Sometimes a more sophisticated answer is required when thieves are using clever tactics, but the vast majority of home break-ins can be avoided or stopped in their tracks with simple tips like these. Don’t overthink it, but make sure your home is secured. 

28 Oct 2024

A home seller has been asked by their estate agent to complete an “Immovable Property Condition Report” in relation to the sale of their property. The seller states that one of the items in the condition report asks of them to disclose whether or not there are approved building plans for all buildings on the property. The seller is unsure and wants to know what to do as well as the legal position of a request like this?

Tarryn Gravenor, attorney and conveyancer at Herold Gie Attorneys respond: 

Answer:

In South Africa, selling a property without approved building plans can be a complicated process, and it may not be advisable to do so. Building plans are typically required for the construction, extension, or alteration of any building on a property. When selling a property, having approved building plans can provide assurance to potential buyers that the structures on the property are legal, safe, and comply with local building regulations.

From a contractual law viewpoint, property is generally sold “voetstoots” which means as it stands and with all its defects. A patent defect is one which may be seen upon a careful inspection, whereas a latent defect is a hidden defect. Sellers would be well advised to disclose to their estate agent (who will disclose to a prospective purchaser) all latent defects in the property of which the Seller is aware. If the Seller is unsure if a defect is latent or patent, the best advice would be that he/she disclose it just to be on the safe side.

The significance of taking the time and effort to diligently complete such a disclosure exercise lies in this: If a seller is aware of a latent defect and does not disclose it, this may result in a claim by the purchaser against the seller for:

• a reduction in the purchase price, or
• a cancellation of the sale, and/or
• a claim for damages.

In terms of Section 67 of the Property Practitioners Act No. 22 of 2019 (“the PPA”) the estate agent assisting the Seller with the sale of his/her property would be duty bound to, in essence, assist the Seller in complying with his/her common law duty to disclose defects as described above by ensuring that the Seller completes and signs an Immovable Property Condition Report along the lines of the prescribed report contained in Regulation 36 issued under the PPA.

Sections 67 reads as follows:

“(1) A property practitioner (including but not limited to an estate agent) must-

(a)   not accept a mandate unless the seller or lessor of the property has provided him or her with a fully completed and signed mandatory disclosure in the prescribed form; and

(b)   provide a copy of the completed mandatory disclosure form to a prospective purchaser or lessee who intends to make an offer for the purchase or lease of a property.

(2) The completed mandatory disclosure form signed by all relevant parties must be attached to any agreement for the sale or lease of a property, and forms an integral part of that agreement, but if such a disclosure form was not completed, signed or attached, the agreement must be interpreted as if no defects or deficiencies of the property were disclosed to the purchaser.

(3) A property practitioner who fails to comply with subsection (1) may be held liable by an affected consumer. …….”

The item on the prescribed Immovable Property Condition Report dealing with building plans in particular provides that:

“I am aware that any additions or improvements made to or any erections made on the property, have been done or were made, only after the required consents, permissions and permits to do so were properly obtained – Yes / No / N/A”

The owner is further afforded space in the report to insert additional comments regarding the state and attributes of the property.

In conclusion, while it is technically possible to sell a property in certain municipal jurisdictions in South Africa without approved building plans, it is generally not recommended due to the legal risks and potential issues that may arise. It is advisable to ensure that all necessary documentation and approvals are in place before selling a property to avoid complications in the future. And in any event, Sellers would be well advised to disclose to the estate agent (who will advise potential buyers) the fact that building plans are, to the best of their knowledge, lacking, or, in the case where the Seller himself/herself is uncertain of the facts, disclose as much to the estate agent and potential purchaser.

In summary, here are some points to consider:

Legal Compliance: Selling a property without approved building plans may lead to legal complications. Municipalities in South Africa may require building plans to be submitted and approved before the sale of a property can be completed. Selling a property without approved plans could result in fines or delays in the transfer process.

Buyer Concerns: Potential buyers may be hesitant to purchase a property without approved building plans as they may be concerned about the legality and safety of the structures on the property. This could make it harder to sell the property or reduce the selling price.

Property Value: Having approved building plans can add value to a property as it demonstrates compliance with regulations and allows for potential future developments or renovations.

Process for Obtaining Building Plans: If you do not have approved building plans for your property, you may consider applying for them through the relevant local authority. This process can involve submitting detailed drawings and documentation for review and approval. The services of a reputable architect could also be enlisted to assist with the process.

Consult Professionals: It is advisable for property owners to consult with a conveyancing attorney to understand the legal requirements and implications of selling a property without approved building plans. A conveyancer would be well placed to furnish comprehensive legal advice and draft or vet an appropriately structured Agreement of Sale  – before the Seller puts pen to paper –  to ensure that the Seller’s interests are adequately protected and that risks of comebacks from the purchaser after the property is sold and/or transferred, are minimised. Purchasers are likewise advised to seek professional legal advice and assistance and to ensure that they are furnished with a duly completed and signed Immovable Property Condition Report and that they have performed proper due diligence exercises to satisfy themselves in all respects as to what exactly they are buying, before making their Offer to Purchase immovable property which, once accepted, becomes a binding and legal contract.

* Disclaimer: The articles on these web pages are provided for general information purposes only. Whilst care has been taken to ensure accuracy, the content provided is not intended to stand alone as legal advice. Always consult a suitably qualified attorney on any specific legal problem or matter.

31 Oct 2024

Get answers to property questions from legal experts who offer valuable insights to help you understand and navigate these important questions. 

1.  Mastering property law: Time and dedication needed

The most important thing is to find your passion within the legal field and to then follow that passion; it will be the driving force behind your success.

Click here to read

2. Steps a landlord in South Africa must follow to evict a tenant for non-payment of rent 

 A landlord is dealing with a tenant who has not paid rent for several months. The landlord wants to initiate eviction proceedings but is unsure about the proper legal process. 

Click here to read

3. Crossing the boundary: How to resolve property boundary disputes

Neighbours are arguing over the boundaries of their properties, with one claiming that the other has encroached onto their land. How can property boundary disputes be resolved under South African law, and what legal recourse is available if neighbours cannot agree? 

Click here to view 

4. How to remove my name from a mortgage bond and navigating house ownership post-divorce

A Property24 reader is looking to remove her name from a mortgage bond signed with her partner but isn’t sure how to proceed. Meanwhile, a divorced reader wants to sell her jointly owned house, but her ex-husband is overseas and unreachable for signatures.

Click here to read

5. Tenant vs Landlord: Early lease termination dispute

A tenant needs to break their lease early due to a job relocation, but the landlord insists on enforcing the full lease term. The tenant seeks advice on their rights and potential penalties under South African law.

Click here to read

6.  Legal Requirements for building plans and municipal clearance certificates explained

A couple were in informed that their property cannot be transferred to the buyer without valid approved building plans in place, and that two municipal issued clearance certificates are required before the transfer of the property can proceed. What is the legal position?

Click here to read

1. Experience timeless elegance in Hyde Park, Sandton on the market for R10.5m

This luxurious property offers a harmonious blend of elegance and modern convenience, perfect for those seeking an exceptional living experience. As you step inside, the entrance hall welcomes you with double volume ceilings, Travertine tiles, and underfloor heating, setting the tone for the quality found throughout the home. The heart of the home is the expansive lounge, featuring a gas fireplace framed in marble, and a dining room adorned with American shutters and another gas fireplace, creating a warm and inviting atmosphere.

The additional bedrooms are equally luxurious, each featuring fireplaces, full en-suite bathrooms, walk-in closets, and private balconies, ensuring comfort and privacy for all. The property’s outdoor areas are as impressive as the interiors, with a beautifully landscaped garden, a pool with a water feature, and an undercover entertainment area complete with a built-in braai. Security beams provide added peace of mind. The large TV room and lounge area, with stack doors and a coal fireplace, offer further spaces for relaxation and entertainment.

Click here to view and watch the video. 

2. Country lifestyle at it’s best in George on the market for R22m

George has so much to offer but this property is so well hidden by mother nature. It is situated in the beautiful suburb of Glenwood and offers space, style, views, privacy and pure magic.  As you enter the main house with its high ceiling, antique yellow wood flooring, glass and concrete elements, you feel the warmth of a home with open plan interleading living areas. The kitchen is state of the art which leads to the dining and living room with fireplace and into a very large indoor braai and entertainment area. The double braai area offers gas and wood. This area leads out onto a patio which looks out onto a 25m swimming pool, custom built boma and lawn that goes on forever.

The main house offers four luxury bedrooms en-suite. The main bedroom has a separate spacious dressing room and a wood pellet heater in the bedroom. All the rooms have American Shutters fitted for privacy and safety. There is also a storage room which houses the Inverter etc. Then there is an upper level games/children’s entertainment area with en-suite bathroom as well as an area allocated for a home gym which leads onto an outdoor patio.

Click here to view and watch the video. 

3.  A striking structure in glass and steel in Craighall Park, Johannesburg on the market for R10.9m 

This contemporary home was designed by renowned Cape Town architect Arthur Quinton. He carefully selected a property, ±2000m², where the elevation would enhance his design, providing privacy and exceptional skyline views. Secured behind an imposing gate and high walls there is an expansive, terraced garden, professionally landscaped, which includes a feature children’s playground area. There is a voluminous entrance hall providing access to spacious, open-plan, light-filled living areas creating a reception area with arresting views. 

The large sparkling pool, with an automated cover, is heated and flows from patios, with a built-in gas braai and automated security shutters.

Click here to view and watch the video.

4. Lakeside elegance in Paarl on the market for R15.95m 

Nestled at the end of a quiet cul-de-sac, this stunning north-facing 3-bedroom home offers an unparalleled combination of style, comfort, and modern living. From its striking curb appeal to its thoughtfully designed interiors, every detail of this home has been crafted with care. The ground floor features an open-plan kitchen and living area that seamlessly extends into an enclosed sunroom.

Also on this level is a spacious bedroom with an ensuite bathroom, a guest cloakroom, a utility room, and a garage that accommodates two vehicles and a golf cart. The home boasts breathtaking views of the lake, with natural light flooding the living spaces and warming the outdoor pool.

Click here to view and watch the video. 

5. Classic family home in Rondebosch on the market for R10.8m

This beautifully preserved family home with its well-established lush landscaped garden offers flat three bedrooms and a one bedroomed flat. This home features stunning lounge and dining areas, perfect for entertaining. The duble glass doors seamlessly connect indoor and outdoor spaces. The ecked Patio create an expansive patio area overlooking the pool, ideal for relaxation by the pool and large family gatherings.

A real added feature to this beautiful home is the guest wing. A well sized bedroom with built in cupboards, kitchen and bathroom, featuring a double door entrance and a paved patio area for outdoor seating, shaded by a granadilla creeper-covered roof. 

Click here to view and watch the video. 

6. Equestrian masterpiece in Summerveld, Hillcrest on the market for R13.5m 

Set on the best road in Summerveld, this remarkable estate features five large, airy barn stables, complemented by five acres of lush paddocks, creating an idyllic setting for equestrian enthusiasts. The residence itself boasts four spacious bedrooms and five luxurious bathrooms, providing ample space for family and guests. Additional highlights include a refined snooker room and a well-appointed wine cellar, perfect for entertaining or unwinding in style. The chef’s kitchen is a culinary delight, designed for both everyday meals and grand gatherings, while stacking doors on either side of the home seamlessly connect indoor and outdoor spaces. This creates an exceptional flow for entertainment, leading to an inviting outdoor area and a stunning pool, ideal for enjoying sunny days and warm evenings.

Click here to view and watch the video.