How do you prepare your garden in Spring and summer months

Lake Properties

Lake Properties

🌱 Spring – Waking Up the Garden

Spring is the season of renewal. Your garden has likely been resting through the cold months, and now it’s time to wake it up.

1. Clear & Clean
   Walk through your garden and remove all the “winter leftovers” – fallen leaves, dead branches, and weeds that crept in. This not only makes it look neat but prevents disease and pests from having a head start.

2. Prepare the Soil
   Healthy soil = healthy plants. Loosen the soil with a garden fork, add compost or well-rotted manure, and mix it in. This is like giving your garden a hearty breakfast before a busy day – it sets the tone for growth.

3. Prune & Divide
   Cut back dead or damaged branches from shrubs and roses, and divide overcrowded perennials. This gives plants room to breathe and grow stronger.

4. Plant the Early Crops
   In spring, you can sow cool-season vegetables (like lettuce, spinach, and peas) and brighten up flower beds with pansies, marigolds, and other hardy annuals.

5. Mulch & Protect
   A fresh layer of mulch not only looks neat but also locks in moisture and suppresses weeds.

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🌞 Summer – Helping the Garden Thrive

By summer, your garden is in full swing, but now the challenge is keeping it healthy under the hot sun.

1. Water the Right Way
   Deep watering in the early morning or late afternoon helps plants soak it up before the sun evaporates it. A soaker hose or drip system is your best friend because it delivers water directly to the roots.

2. Stay on Top of Weeds
   Weeds grow quickly in summer. Pulling them out regularly keeps your plants from having to “fight” for nutrients.

3. Feed Your Plants
   Veggies are hungry! Give them a liquid feed every 2–4 weeks, and use slow-release fertilizer for shrubs and flowers. This keeps energy flowing into growth and fruiting.

4. Support & Protect
   Tall plants like tomatoes and sunflowers may need stakes to prevent them from falling over. For delicate crops, consider shade cloth to protect them from scorching afternoons.

5. Harvest & Deadhead
   Pick vegetables and herbs regularly – the more you harvest, the more they produce. For flowers, snip off dead blooms so the plant keeps pushing out fresh ones instead of wasting energy on seeds.

6. Keep an Eye on Pests
   Summer is peak pest season. Look out for aphids, caterpillars, and snails. Organic options like neem oil or garlic spray can help, or use companion planting (like marigolds to deter bugs in your veggie patch).

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✅ Lake Properties Pro-Tip:

Think of your garden as an investment, just like a home. The work you put in during spring is like laying a strong foundation, and the care you give in summer is like maintaining and protecting that investment. If you consistently water, feed, and harvest, your garden will reward you with beauty, shade, and food – while also boosting your property’s value and curb appeal.

If you know of anyone who is thinking of selling or buying property,please call me 

Russell 

Lake Properties 

083 624 7129 

www.lakeproperties.co.za info@lakeproperties.co.za 

Lake Properties                   Lake Properties

Which real estate scams must you be aware of as a homeowner

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Lake Properties                   Lake Properties

1. Rental Scams

These are some of the most common. A scammer will advertise a property for rent, usually with beautiful pictures and an unbelievably low price. When you contact them, they’ll spin a story about being out of town or too busy to meet, then ask you to pay a deposit upfront to “secure” the property. The moment you pay, they disappear — and often the property was never theirs to begin with.
👉 Tip: Always view the property in person and never pay until you’ve signed a legitimate lease.

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2. Title Deed / Ownership Fraud

This one’s scary because it targets your actual property. Criminals steal your identity, forge signatures, and transfer the ownership of your home without you knowing. Suddenly, someone else is trying to sell or take a loan against your house.
👉 Tip: Regularly check with the Deeds Office to confirm your property is still registered in your name.

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3. Wire Transfer Scams

When you’re buying a home, you’ll need to transfer a big chunk of money, usually through your attorney’s trust account. Scammers hack into emails, change the banking details in the instructions, and trick you into transferring funds straight into their account.
👉 Tip: Always confirm banking details with your attorney by phone or in person before transferring funds.

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4. Foreclosure “Rescue” Scams

If you’re struggling to pay your bond, you may be vulnerable to smooth-talking fraudsters who promise to “help” save your home. They’ll ask for large upfront fees or get you to sign documents you don’t fully understand — sometimes even tricking you into handing over ownership of your house.
👉 Tip: If you’re in trouble, talk directly to your bank before anyone else.

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5. Fake Investment Opportunities

These scams are wrapped in shiny promises: luxury developments, beachfront apartments, or plots of land in “fast-growing” areas. You’re shown brochures, photos, even contracts. The catch? The project either doesn’t exist or will never be built.
👉 Tip: Do your homework. Check building plans with the municipality and confirm that the developer is registered with the NHBRC (National Home Builders Registration Council).

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6. Overpayment Tricks

You might come across a “buyer” or “tenant” who sends you a payment that’s higher than what’s due, then asks you to refund the difference. Their original payment later bounces, leaving you out of pocket.
👉 Tip: If someone pays too much, don’t refund until the funds are 100% cleared with your bank.

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7. Fake Agents

Some fraudsters pretend to be real estate agents. They show you pictures of properties, arrange “viewings” that never happen, and collect deposits or fees before vanishing.
👉 Tip: Always ask for an agent’s Fidelity Fund Certificate (FFC) — a legal requirement in South Africa for any practicing estate agent.

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8. Inflated Property Flips

Scammers buy cheap properties, do the bare minimum (like a coat of paint), and then push them onto unsuspecting buyers at massively inflated prices, often supported by dodgy valuations.
👉 Tip: Compare recent sales in the area and don’t rush into buying just because someone says it’s a “hot deal.”

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🌟 Lake Properties Pro-Tip:
Real estate is one of the biggest financial commitments you’ll ever make. Always slow down, verify everything, and ask the “awkward” questions. A genuine seller, agent, or developer will never pressure you to pay quickly or avoid paperwork. If you’re not sure, rather walk away — losing out on a deal is better than losing your life savings.

If you know of anyone who is thinking of selling or buying property,please call me 

Russell 

Lake Properties 

www.lakeproperties.co.za 

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                   Lake Properties

How mortgage bonds work? Initially when you take out the bond till when you are finished after 20 years. How does the bank calculate its interest on a mortgage bond

Lake Properties                     Lake Properties

Lake Properties                    Lake Properties

A mortgage bond (home loan) is a loan from a bank to you so you can buy a home. The bank registers a bond (a mortgage) over the property at the Deeds Office — that means the bank has security: if you don’t pay, the bank can enforce the bond. You repay the loan over an agreed term (commonly 20 years) by monthly instalments that cover both interest and capital (the amount you borrowed).

2) The players & steps at the start

• You (the borrower): apply, provide income docs, ID, bank statements, etc.
• Bank: does affordability checks, valuation, and approves the loan and interest rate.
• Conveyancer: completes the legal work, registers the bond at the Deeds Office and charges registration fees.
• Insurers: the bank will require building insurance and often life/credit protection insurance.

3) How interest is calculated — the core idea

• Most residential bonds use a declining-balance method: interest is charged on the outstanding loan balance.
• Interest rate can be variable (prime-linked) or fixed for a period. With variable/prime-linked loans the bank can change the interest rate when prime moves.
• Banks usually calculate interest daily on the outstanding balance and post/charge it monthly (so interest accrues daily but you see it on the monthly statement).

Example of daily interest to give the idea: If your outstanding balance is R1,000,000 and the annual rate is 11%:

• Daily interest ≈ 1,000,000 × 0.11 / 365 ≈ R301.37 per day (approx).

4) The monthly instalment (the math — step by step)

Banks commonly set a fixed monthly payment that amortises the loan over the chosen term. The formula for a fixed monthly repayment is:

\text{Monthly payment }(M) = \frac{r \times L}{1 - (1+r)^{-n}}

Where:

• = loan amount (principal)
• = monthly interest rate = (annual rate ÷ 12)
• = number of months (term × 12)

Let’s do a concrete, digit-by-digit example so you can see every step:

Assume:

• Loan
• Annual interest = 11% (0.11)
• Term = 20 years → months

Step 1 — monthly rate:

r = 0.11 \div 12 = 0.009166666666666667

Step 2 — compute and its reciprocal:

(1+r)^{240} \approx 8.935015349171 \quad\Rightarrow\quad (1+r)^{-240} \approx 0.111919225756

Step 3 — denominator:

1 - (1+r)^{-n} = 1 - 0.111919225756 = 0.888080774244

Step 4 — numerator:

r \times L = 0.009166666666666667 \times 1{,}000{,}000 = 9{,}166.666666666667

Step 5 — monthly payment:

M = \frac{9{,}166.666666666667}{0.888080774244} \approx \mathbf{R10{,}321.88}

So your monthly payment would be ≈ R10,321.88.

5) How each monthly payment is split (amortisation)

Each monthly payment = interest portion + capital portion.

Month 1 example:

• Opening balance: R1,000,000
• Interest for month 1 = balance × r = 1,000,000 × 0.0091666667 ≈ R9,166.67
• Payment = R10,321.88 → capital repaid = 10,321.88 − 9,166.67 = R1,155.22
• Closing balance after month 1 = 1,000,000 − 1,155.22 = R998,844.78

Because interest is largest when the balance is highest, in the early years most of your payment goes to interest; over time the interest portion shrinks and more of each instalment reduces capital.

6) First 12 months snapshot (rounded to 2 decimals)

Month	Interest	Capital repaid	Closing balance
1	9,166.67	1,155.22	998,844.78
2	9,156.08	1,165.81	997,678.98
3	9,145.39	1,176.49	996,502.48
4	9,134.61	1,187.28	995,315.20
5	9,123.72	1,198.16	994,117.04
6	9,112.74	1,209.14	992,907.90
7	9,101.66	1,220.23	991,687.67
8	9,090.47	1,231.41	990,456.26
9	9,079.18	1,242.70	989,213.56
10	9,067.79	1,254.09	987,959.46
11	9,056.30	1,265.59	986,693.87
12	9,044.69	1,277.19	985,416.68

(You can see interest slowly falls and capital portion slowly rises month by month.)

7) Total cost over 20 years (same example)

• Monthly payment ≈ R10,321.88
• Total paid over 240 months = 10,321.88 × 240 ≈ R2,477,252.14
• Total interest paid ≈ R1,477,252.14 (that’s more than the original R1,000,000 — the cost of borrowing)

8) Real-world ways to cut interest (with numbers)

Small changes can make a huge difference.

A) Add R1,000 extra per month (consistent)

• New monthly payment = R11,321.88
• Loan is repaid in 182 months (≈ 15 years 2 months) instead of 240 months.
• Total interest paid ≈ R1,058,249.68
• Interest saved ≈ R419,002.46
• Time saved ≈ 58 months (≈ 4 years 10 months)

B) One-off lump sum of R100,000 at the start (then keep the original monthly payment)

• New effective principal = R900,000; monthly payment kept at R10,321.88
• Loan repaid in 176 months (≈ 14 years 8 months)
• Total interest paid ≈ R916,453.63
• Interest saved ≈ R560,798.51
• Time saved ≈ 64 months (≈ 5 years 4 months)

Takeaway: both steady small extras and occasional lump sums reduce interest massively. (Numbers above use the same 11% example throughout.)

9) Other practical things banks do / clauses to watch for

• Variable vs fixed rate clauses: variable (prime-linked) means your rate can move; some lenders change your monthly instalment when prime changes, others may keep instalment and change amortisation period — check your contract.
• Prepayment/early-settlement rules: some banks permit extra repayments penalty-free; some have admin fees or require notice for large lump sums. Check the bond contract.
• Bond initiation and registration costs: conveyancer fees, Deeds Office fees, valuation fees, bond initiation/admin fee — these are paid at the start or added to the loan.
• Insurance requirements: banks will usually require building insurance and often life/credit cover — these costs sit on top of the monthly bond repayment.
• Missed payments / arrears: if you fall behind, the bank will charge arrear interest and fees and may ultimately proceed with legal collection and sale in execution; always speak to your bank early if you have trouble.
• Bond cancellation: when you finish the last payment, the bank issues a cancellation which the conveyancer registers at the Deeds Office so title is free of mortgage — there are small cancellation fees.

10) Useful checklist — what to check in your bond papers

• Is the rate prime-linked or fixed, and for how long?
• How will the bank react to a prime change (monthly payment change or term change)?
• Are extra repayments allowed? Any penalties or notice periods?
• What fees are charged at initiation and monthly admin fees?
• What insurance is mandatory and what does it cost?
• What are the exact settlement procedures if you sell or refinance?

11) High-impact borrower moves

• Make regular small extra payments (even R500–R1,000) — compounds to big savings.
• Save and use lump-sum payments (bonuses, tax refunds, inheritances) to reduce principal.
• Refinance/switch to a lower rate if fees are reasonable (do the math: interest saved vs switching costs).
• Keep an emergency fund so you won’t miss payments if your income dips.

Lake Properties Pro-Tip

If you can, set up your bank account so that any extra you pay into the bond is clearly marked as capital reduction (not just an early payment). Small extras are powerful: R1,000 extra monthly on a R1m bond at ~11% slashes nearly R420k in interest and cuts almost 5 years off a 20-year term. Always ask your bank in writing how they apply extra payments (do they reduce term or next instalments?) — that tiny bit of clarity saves headaches later.

Lake Properties                     Lake Properties

Are there any affordable starter homes under R1M in the Southern Suburbs of Cape Town’s .

Lake Properties                   Lake Properties

Lake Properties                  Lake Properties

Cape Town’s property market has been stronger than many other metros — average residential prices are well above the R1M mark and have been trending up in recent years, so truly cheap bargains are rarer and often smaller or in need of work.

At the same time, market growth has not been runaway — the FNB House Price Index shows modest year-on-year movements, meaning there are still opportunities for buyers who move quickly and make sensible choices.

Where you realistically still find something under R1M (and what to expect)

The Southern Suburbs is a broad area — while Claremont, Rondebosch, Newlands and Constantia generally sit well above R1M, there are pockets and property types where R1M can still buy you in. Use portals and local agents to watch these pockets closely.

• Wynberg / Plumstead — small one-bed or two-bed apartments, older blocks and sectional-title units. Example: active/recent listings in Wynberg include apartments listed well under R1M.
• Retreat, Steenberg, Lotus River, Ottery, Grassy Park — in these suburbs you’ll more often find small free-standing houses, simplexes or townhouses for R1M or below. They tend to be smaller plots or homes that need renovation.
• Bank-assisted / repossessed stock & older apartment blocks — occasionally produce sub-R1M bargains, especially for cash buyers or those prepared to renovate. (Look under “bank assisted” or “repossessions” on the big portals.)

What R1M buys you (realistic expectations)

• Apartments / flats (most common) — 1-bed or compact 2-bed. Older blocks, sometimes with security and a small parking bay. Lower levies are possible but check building maintenance.
• Townhouses / simplexes — 2 beds, small garden/yard, sectional title complexes. Good for starter families wanting a small outdoor area.
• Small free-standing homes — possible in the less expensive pockets (Retreat, Lotus River, parts of Ottery), but often require upgrades or are on smaller stands.

Pros & cons of buying under R1M in the Southern Suburbs

Pros

• Enter the market in a desirable region (schools, transport links, amenities).
• Potential for capital growth if you buy sensibly (location + improvements = good upside).
• Shorter commute to central Cape Town than many cheaper areas.

Cons

• Smaller living space or older condition at this price point.
• You may trade off on security/maintenance standards in older buildings or lower-income pockets.
• Faster competition for sub-R1M properties — they move quickly.

Practical buying strategy (how to actually secure one)

1. Get bond pre-approval first — a ready bond pre-approval (amount and proof) lets you act quickly when a sub-R1M listing appears. Use bank/online mortgage calculators and have your documents ready.
2. Work with a local agent who specializes in the pocket — they often know of off-market stock or coming listings before portals update.
3. Search the big portals daily and enable alerts (Property24, PrivateProperty, MyProperty). Be ready to view the same day.
4. Be realistic on condition — expect to do some cosmetic/functional work (kitchen, bathrooms, painting) unless the property is a rare, well-priced gem.
5. Consider sectional title for convenience/affordability — but read levy statements and sinking fund histories carefully.
6. Have a solicitor/attorney ready — transfers and bond registrations can take weeks; having a conveyancer lined up speeds the process.

Due-diligence checklist (must-check items)

• Title deed & property description — check erf/extent and any servitudes.
• Municipal accounts & rates — ask for the latest statements and any arrears.
• Levy statements & minutes (for sectional title) — check sinking fund, special levies, and building repairs history.
• Occupancy & rental status — are tenants in place? Are they paying?
• Condition report — damp, roof, electrics (SANS 10142 risks), plumbing. Hire an inspector for structural concerns.
• Zoning & building compliance — particularly if you plan to add value later.

Renovation & short-term value-add ideas (if the property needs work)

• Paint, flooring, and kitchen cosmetic upgrades give very high visible ROI.
• Convert underused space (garage or garden cottage) into a rental unit if zoning allows — can dramatically improve yield.
• Security upgrades (alarm, better fencing, lighting) add buyer/renter appeal in many pockets.

Market timing & negotiating tips

• When supply is tight, strong offers with good proof of finance win. A polite, clean offer with a quick transfer/shorter conditions period can be attractive to sellers.
• If the property needs work, get a contractor’s rough quote; use it when negotiating price or asking for repairs/credit.

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Short examples & market signals

• Major property portals list many Southern Suburbs properties — search their “Southern Suburbs” category and filter by price to spot pockets that are still sub-R1M.
• There are live/ recent Wynberg apartment listings below R1M on portals — concrete proof that sub-R1M purchases remain possible (usually apartments or smaller units).
• Broader price indices show Cape Town’s average prices are above the R1M mark and regional asking-price growth has been meaningful — so expect competition and act decisively when you find a fit.

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Lake Properties Pro-Tip (practical checklist you can use immediately)

1. Pre-approval first. Don’t look without it — sellers ignore buyers who can’t prove finance.
2. Daily alerts + one go-to agent. Set portal alerts for R900k–R1M in your chosen suburbs, and sign one agent to avoid duplicate viewings.
3. Inspect at different times. Visit at morning and evening to check traffic, noise and safety.
4. Ask for levy & rates statements up front. If you’re buying sectional title, getting those documents before your offer avoids nasty surprises.
5. If you can, bring a small cash deposit. Even R50k–R100k can make your offer stronger and reduce bond hassles.
6. Think 3–5 year horizon. Buy a starter with the plan to add value (cosmetic + rental), then upgrade when equity increases 

A problem property doesn’t have to be a deal-breaker. With the right strategy, these homes can turn into excellent investments. Always request a detailed inspection report, verify municipal approvals, and lean on an experienced estate agent. At Lake Properties, we specialize in identifying potential issues early and guiding buyers and sellers to successful, stress-free transactions. Remember: informed decisions make all the difference.

If you know of anyone who is thinking of selling or buying property,in Cape Town,please call me 

Russell Heynes 

Lake Properties 

083 624 7129

www.lakeproperties.co.za 

info@lakeproperties.co.za 

Lake Properties                       Lake Properties

How much can I afford when buying a house

Lake Properties                     Lake Properties

Lake Properties                      Lake Properties

To determine how much you can afford when buying a house in South Africa, you need to consider several financial factors:

1. Gross Monthly Income 

Banks typically approve home loans where the monthly repayment does not exceed 30% to 35% of your gross income.

2. Deposit (Down Payment) 

A deposit of 10% to 20% of the property price can improve your chances of loan approval and secure better interest rates.

3. Bond Qualification & Repayments 

Most South African banks offer home loans with repayment terms of up to 30 years. You can use an online bond affordability calculator to estimate your monthly repayments based on interest rates (which typically range between 10% and 12%, depending on credit score and market conditions).

4. Credit Score 

A higher credit score (above 600) increases your chances of approval and getting lower interest rates.

5. Additional Costs to Consider Transfer Duty & Legal Fees – Varies based on the property price. No transfer duty for homes under R1.1 million. Bond Registration Fees – Paid to the bank for registering your mortgage. Monthly Rates & Levies – Municipal fees, estate levies, and utilities. Homeowners Insurance – Often required by lenders. Quick Estimate of Affordability: 

Use the 3 to 4 times annual income rule to estimate your affordability:

R20,000 monthly income → R800,0ì00 - R1 million house R50,000 monthly income → R2 million - R2.5 million house R100,000 monthly income → R4 million - R5 million house 

Lake Properties                       Lake Properties