Selling your property in Cape St Francis?
SELLING? CONSIDER THE FOLLOWING
We are approaching the time of year when new properties are listed with hope of selling over the summer season. We have the following advice to potential sellers to ensure their property sells within a reasonable time frame and for a fair price. On average properties take 6 months to a year to sell in Cape St Francis, reasons being we are a small coastal village and most homes fall into the luxury secondary home segment.
Listing Price
The method of determining the value of your property is to compare it to recent sales of similar properties. Factors to consider when analyzing past sales include, location, age, physical attributes, listing price and eventual selling price. Do not be lured into comparing your property with other listed properties and their asking price, only sold properties can provide an accurate guideline as to what you can expect to make from the sale of the property.
Property valuation is an art, and combines experience with sound logical methodology. Cape St Francis is unique in the sense that it is small, with limited sales and has specific neighbourhoods within the village which makes the valuation process that much more complex. Frieda and Jal from Seal Point Estates have over 30 years of property sales experience in Cape St Francis as well as qualifications in the field of property economics and valuation respectively.
Selling residential property is always an emotional decision, especially in our village of Cape St Francis. You've made so many memories here we understand your concerns and will provide you with the best possible advice. Please be mindful that in the end, the listing price is your decision and your personal circumstance will dictate your decision. Buyers are well informed and will compare properties and their respective value propositions.
Maintenance
With vacant land we suggest that an effort is made to provide some access onto the property, especially if it is to be sold as having a sea view. Additionally if you can provide access along the boundaries to identify the surveyor pegs it will be a bonus.
When looking at your property, remember that the buyer would like to pay as little for it as possible and will be comparing it to other similar properties they have viewed. Thus maintenance will play a twofold role; firstly it will indicate whether or not the seller has given the property due attention and care. If it creates a poor impression it could exclude some potential buyers from even making an offer. Similar to buying a vehicle, nobody wants a car which has been abused, unwashed or left without being serviced. Secondly, should the buyer accept that the seller has not maintained the home to their standards they perceive adequate, they will most definitely take this into consideration when making an offer on the property.
Owning a coastal property means you will be spending money on its maintenance on an ongoing basis. It is a fact which we make buyers aware of and to some extent they are considerate when viewing a property where it is not the primary residence. We would advise you to keep the following in mind:
Damp proofing, keep all records of the work completed. Be honest and transparent, we make buyers aware that very few homes in the village a completely damp free and they find the transparency of a seller refreshing. It is required from a legal point of view that sellers disclose all defects to the best of their knowledge.
Woodwork, balustrade, roof, doors and windows. These five items are the most common issues mentioned when we get feedback from buyers regarding inadequate maintenance. They serve to indicate whether or not the seller has shown an interest in their investment.
Paint, internal and external, we cannot over emphasize the positive feedback when a home has been painted including the interior and roof. It creates an excellent first impression and could definitely end up being the difference between a few hundred thousand rand when it comes to the buyer making an offer.
Building plans, copies are useful when the home falls into the “fixer-up” category and in fact, most people insist on inspecting them. As agents we will discuss this topic at length when listing the property as it can affect the transfer process of the sale. We advise sellers to request municipal copies of the plans to ensure that they are an accurate reflection of the home at present and that all certificates are present such as occupation, electrical and gas.
This is an expansive topic and we suggest that should you wish to sell your property, we do an inspection and provide you with feedback free of charge. As stated earlier, the strength of your motivation to sell will eventually be what determines the time frame and price you will achieve for your property.
We can be reached via facebook and our website, or by visiting our office on the corner of Da Gama Road and Niagra in Cape St Francis.
Kind Regards
Jal 072 559 0585
Frieda 083 518 5606
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