Be Clear on What’s Included in the Sale When Buying or Selling a House in Cape Town

Lake Properties            Lake Properties

Lake Properties           Lake Properties  

Be Clear on What’s Included in the Sale When Buying a House in Cape Town

When buying a house in Cape Town, it’s easy to get caught up in the excitement of finding the right area, negotiating the price, and picturing yourself living in the home. What many buyers only realise too late is that not everything you see during a viewing automatically forms part of the sale. Failing to clarify this upfront can lead to frustration, unexpected costs, and even legal disputes.

Being clear on what’s included in the sale is not a small detail—it’s a critical part of buying property in Cape Town.

Why This Issue Comes Up So Often

During viewings, buyers naturally assume that items already installed in the home will remain. Sellers, on the other hand, may have every intention of taking certain items with them. Without a clear written agreement, both parties believe they are right.

In a competitive Cape Town property market, these misunderstandings often surface late in the process—sometimes just days before transfer—when emotions and financial pressure are already high.

Fixtures vs Fittings Explained Simply

South African property law distinguishes between fixtures and fittings, and this distinction matters.

• Fixtures are permanently attached to the property and are generally included in the sale. These usually include built-in cupboards, kitchen units, bathroom fittings, and wall-mounted lighting.
• Fittings are movable items and are typically excluded unless specifically stated. Examples include loose furniture, freestanding appliances, curtains, and outdoor décor.

The challenge is that many modern homes blur the line. Items such as air conditioners, solar systems, alarm equipment, fibre installations, and irrigation systems are not always clearly defined unless they are listed in writing.

Common Items Buyers Should Clarify

When buying a house in Cape Town, these items often cause confusion:

• Built-in and freestanding kitchen appliances
• Curtain rails, blinds, and shutters
• Alarm systems, cameras, and electric fencing
• Fibre, satellite dishes, and TV brackets
• Solar panels, inverters, batteries, and generators
• Boreholes, JoJo tanks, and irrigation systems
• Garden sheds and Wendy houses

If an item adds value to the home, it should be discussed and documented.

The Offer to Purchase Is Not a Formality

The Offer to Purchase (OTP) is the legally binding document that determines what stays and what goes. Verbal assurances mean nothing once the OTP is signed. If an item is not listed as included, the seller is usually entitled to remove it.

Buyers should take time to read the OTP carefully and ensure all agreed inclusions and exclusions are clearly stated. Rushing this step can be expensive.

How Buyers Can Protect Themselves

• Ask specific questions during the viewing
• Request a written list of inclusions and exclusions
• Avoid assumptions based on appearances
• Review the Offer to Purchase line by line
• Work with an experienced Cape Town property agent

With many Cape Town homes featuring high-value additions like solar power and advanced security systems, clarity is more important than ever.

A Small Detail That Can Cost You Big

Replacing items you assumed were included can add significant, unplanned costs after transfer. More importantly, disputes over inclusions can delay transfer or derail a deal entirely.

Clear communication upfront saves money, time, and stress—and keeps the transaction professional.

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Lake Properties Pro-Tip

When buying a house in Cape Town, list every item you expect to stay in the Offer to Purchase—especially high-value features like solar systems, air conditioners, security equipment, and blinds. If it’s important to you, put it in writing. At Lake Properties, we insist on total clarity upfront to protect our clients and keep property transactions smooth and dispute-free.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

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

Russell 

Lake Properties

ww.lakeproperties.co.za  

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                      Lake Properties

Why Location Matters More Than Size when you consider buying a house

Lake Properties                      Lake Properties

Lake Properties

Why Location Matters More Than Size When Buying a Home with Lake Properties

When most buyers start house-hunting, they fixate on the number of bedrooms, the size of the yard, or how many square metres they can get for their budget. While size certainly has its place, the hard truth is this: location will always have a greater long-term impact on your lifestyle, your resale value, and your overall return on investment.

If you want to buy smart, location—not square meterage—should drive your decision.

1. Location Determines Long-Term Value

Property size may catch your eye today, but it’s the neighbourhood that protects your investment tomorrow. Homes in well-located areas appreciate faster, even if they’re smaller. Demand follows convenience, safety, access, and lifestyle appeal. That means owners in prime locations often experience substantially better resale value over time.

2. Lifestyle Convenience Is Everything

A spacious house means little if it disconnects you from the day-to-day conveniences that make life functional. Good locations offer:

• Quick access to reputable schools
• Proximity to retail and essential services
• Efficient public transport links
• Quick commutes to employment hubs

Instead of wasting hours on the road, your home should support how you live—not complicate it.

3. Neighbourhood Stability Drives Confidence

A large house in a declining or unstable area creates uncertainty. Stable neighbourhoods with consistent demand deliver confidence, security, and a better quality of life. Growth corridors, revitalisation zones, and established suburbs with active municipal investment always outperform isolated areas where growth is stagnant.

4. Safety and Community Matter More Than Space

A bigger yard won’t compensate for feeling unsafe or disconnected. Buyers consistently prioritise access-controlled communities, well-maintained suburbs, and areas with a clear sense of neighbourliness. These factors strengthen long-term desirability far more than additional rooms.

5. Schools Significantly Impact Property Demand

In South Africa, school zones drive prices—full stop. Properties located near top-performing schools maintain strong buyer appeal and typically experience higher appreciation rates. Even buyers without children benefit, because strong school districts keep demand high.

6. You Can Change a House—But You Can’t Change Its Location

Renovations can add more rooms, modernise finishes, or reconfigure layouts. But you can’t move a property closer to better amenities, a safer street, or a more valuable neighbourhood. Buyers who prioritise location secure the flexibility to adjust and grow over time.

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Lake Properties Pro-Tip

Always stretch your budget for a better location—not a bigger house. You can upgrade a property, but you cannot upgrade the street, the suburb, or the community around it. A smaller home in the right area will almost always outperform a larger property in a less desirable neighbourhood.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

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

Russell 

Lake Properties

ww.lakeproperties.co.za  

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                   Lake Properties

What to Look for in a Property Before You Buy

Lake Properties                    Lake Properties

Lake Properties                    Lake Properties

What to Look for in a Property Before You Buy

Buying a property is exciting, but it is also a commitment that can easily become expensive if you overlook the wrong details. Whether you’re a first-time buyer or upgrading to something bigger, you need to know exactly what you are walking into. Here is a practical, human-centred guide to help you assess a property with confidence.

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1. The Location: The One Thing You Cannot Change

Location remains the single biggest driver of property value. A beautiful home in a declining area will always struggle, while an average home in a strong location will hold value.

Look at:

• How close you are to schools, transport, shops, major routes, and medical facilities.
• The safety and general feel of the neighbourhood.
• Traffic patterns, noise levels, and whether the street is busy, quiet, or a cut-through.
• Planned future developments — malls, roads, rezoning — that can affect value.

If the area doesn’t feel right, do not force the deal.

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2. Structural Condition: The Real Cost Hides in the Walls

A fresh coat of paint means nothing if the building itself is failing. This is where buyers get caught with hidden repairs after transfer.

Pay attention to:

• Cracks in walls (straight cracks are often cosmetic; jagged or widening cracks are concerning).
• Damp marks, mould, and musty smells.
• The roof — look for sagging, leaking, missing tiles, or signs of patchwork repairs.
• Plumbing issues such as slow drainage or weak pressure.
• Electrical issues like outdated DB boards or exposed wiring.
• Uneven floors, sticking doors, or slanted ceilings.

If you see anything suspicious, get an independent inspector. It’s a small cost compared to a massive future repair.

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3. Legal and Compliance Documents: Don’t Get Caught After Transfer

The paperwork matters. After the property transfers, every problem becomes your problem.

Check:

• The title deed for restrictions, servitudes, or conditions.
• Approved building plans — the house must match the plans on file.
• The zoning and what it allows or restricts.
• Whether the seller has up-to-date compliance certificates (electrical, plumbing, gas, beetle where relevant).

Skipping this step is one of the most common buyer mistakes.

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4. Price and Market Value: Is the Property Actually Worth It?

Don’t get emotionally attached to a property before checking if the price makes sense.

Compare:

• Recent sales of similar properties in the area.
• Price-per-square-metre.
• How long the property has been on the market.
• General market conditions — is it a buyer’s or seller’s market?

Sometimes a fair price simply isn’t a good price.

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5. Layout and Practicality: Does the Home Actually “Work”?

A home can be beautiful but poorly designed for daily living.

Look at:

• Whether the bedrooms are placed sensibly.
• If the living areas flow naturally.
• Kitchen layout and workspace.
• Condition and style of bathrooms.
• Natural light throughout the home.
• Space practicality — yard size, garage space, storage.

A functional home keeps long-term satisfaction high and resale value strong.

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6. Security: A Non-Negotiable in South Africa

Security features directly influence desirability and insurance premiums.

Check:

• Burglar bars, gates, and alarm systems.
• Electric fencing, perimeter walls, and CCTV.
• Whether the area feels secure and well-lit.
• Controlled access for complexes or estates.

If the property feels unsafe now, it will feel twice as unsafe once you live there.

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7. Ownership Costs: Budget Beyond the Bond

The bond repayment is only one part of owning a home.

Plan for:

• Monthly rates and taxes.
• Levies if it’s a sectional title or estate.
• Insurance costs.
• Regular maintenance and repair expenses.
• Any renovations you will want to do.

Make sure the full picture fits your financial reality.

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8. Future Potential: Can You Add Value Over Time?

A good property today should still be a good property five or ten years from now.

Evaluate:

• Whether you can extend or renovate.
• Space for additional rooms, studios, or rental flats.
• Area growth — is the suburb improving, stable, or declining?
• Whether younger buyers are moving into the area (a strong indicator of future value).

Good potential protects your investment long-term.

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9. Neighbourhood Feel: The Part Buyers Often Overlook

Spend time walking or driving through the area at different times.

Consider:

• Noise levels during evenings and weekends.
• How neighbours maintain their homes.
• Activity on the street — kids playing, people walking, or constant traffic.
• The overall community energy.

A neighbourhood tells you as much as the house itself.

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10. Red Flags: Walk Away When These Pile Up

Pay attention to:

• Sellers refusing inspections.
• No approved plans.
• Serious structural cracks.
• Damp everywhere.
• Overpricing.
• Poorly run or financially unstable body corporates.
• A sense that the seller is hiding something.

Trust your instincts. Pressure buying leads to regret buying.

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Lake Properties Pro-Tip

Before making an offer, schedule a second viewing — alone or with a trusted advisor — and view the property as if you are trying to find faults. The flaws you uncover during that second look are usually the ones that cost buyers the most after transfer.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

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 to Negotiate the Best Price When Buying a house in South Africa

Lake Properties                      Lake Properties

Lake Properties                      Lake Properties

How to Negotiate the Best Price When Buying a Home in South Africa — fully elaborated, in plain human terms

Buying a home is exciting — and stressful. Negotiation is where the dream meets the numbers, and small moves now can save you hundreds of thousands of rand (or at least give you far better value). Below is a step-by-step, practical, human guide you can actually use — with examples, scripts, and exactly what to include in paperwork. I’ve written this like I’m sitting beside you with a coffee, not lecturing from a textbook.

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1. Start with the right mindset

Negotiation isn’t a fight — it’s a problem to be solved together. You want the house; the seller wants a fair outcome. Treat the other side with respect, be firm about your limits, and keep emotion out of the decision-making. Calm + preparation = power.

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2. Do real homework (not just a quick Google)

Know the market around the house you want:

• Comparable sales: Look for houses that sold in the last 3–6 months in the same suburb (same number of bedrooms, similar stand size, condition). Those are your best price guides.
• Days on market: If the house has been listed for months, the seller is likely more flexible. If it sold within days, expect competition.
• Price history: Has the seller dropped the price previously? Repeated drops usually mean willingness to negotiate.
• Local drivers: New schools, planned developments, sectional title levies, municipal rates increases — all affect price and leverage.

The more precise your facts, the more credible your offer.

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3. Get bond pre-approval — it’s negotiation gold

A bank pre-approval (bond pre-approval) says you are serious and capable of paying. Sellers and agents treat pre-approved buyers differently — often prioritising them. If two offers arrive and one buyer is pre-approved, the seller will usually pick the cleaner, faster transaction even at a slightly lower price.

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4. Make a fair but strategic first offer

Don’t insult the seller with a tiny lowball; don’t overpay because you’re anxious. A sensible rule:

• In a balanced or buyer’s market: start about 5–10% below asking (adjust for condition).
• In a hot seller’s market: you may need to start closer — 2–3% below or even at asking.

Always include a short, professional justification: “Based on comparable sales and the cost of the roof repairs we observed, we offer RX.” That shows you’re reasonable and informed.

Example script for a written offer:

“We submit an offer of R1,450,000 payable in cash/bond, subject to inspection and finance approval. This offer reflects recent comparable sales in the area and the estimated cost to replace the roof and kitchen appliances.”

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5. Use inspection findings to adjust price (or ask for fixes)

Include a subject-to-inspection clause in your Offer to Purchase (OTP). If the inspection reveals problems, you can either:

• Ask the seller to fix specific items before transfer, or
• Ask for a reduction in purchase price to cover repair costs, or
• Ask for a credit at transfer so you can arrange the repairs yourself.

Make sure any agreed fixes or price adjustments are written into the OTP. Verbal promises are worthless at transfer.

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6. Smart paperwork: the Offer to Purchase (OTP) matters

In South Africa the OTP is the legal vehicle — get it right.

Include clear clauses for:

• Deposit amount and paid-by date
• Finance clause (if bond is needed) with a realistic timeline for bank responses
• Inspection/structural/pest clause with deadlines
• Occupation date and possession terms (who pays rates and levies from when)
• Fixtures & fittings list — exactly what stays and what goes
• Suspensive/conditional clauses (e.g., “subject to the sale of buyer’s property” — be careful, this weakens your offer)

If you don’t have experience drafting OTPs, get a conveyancer or an estate agent you trust to check the wording.

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7. Consider creative concessions — price isn’t the only lever

If the seller is firm on price, you can ask for value in other ways:

• Inclusion of selected furniture or appliances
• Early occupation (if seller needs to move out before transfer) or delayed occupation (if you need time)
• The seller to pay for certain certificates or minor repairs
• A shorter or longer occupation date that helps their plans

Often sellers will trade these extras instead of dropping price.

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8. Use timing and psychology

• Make the seller the hero: “We’d like this to be easy for you — we can transfer by X date if that suits.” That can win hearts.
• Don’t show desperation: If the seller thinks you’ll pay any amount, you lose leverage.
• Stagger offers thoughtfully: If your first offer is rejected, consider a single measured increase — don’t keep raising small increments. Show you’ve reached your limit.
• Best and final: If competing offers exist, ask for “best and final” from bidders — but use this only if you’re ready to close.

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9. If a bidding war starts — know when to step back

Bidding can push a price past fair value. Decide ahead of time what the property is worth to you (including possible renovation costs) and do not exceed that number. Walk away if the price goes beyond your financial comfort — other properties will come.

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10. Use an experienced local agent or negotiator

A good estate agent knows:

• The local market nuance,
• How the seller likes to negotiate,
• How to craft OTP clauses to protect you,
• When to push and when to step back.

Agents are worth their commission when they save you money or protect you from legal missteps.

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11. Financing and costs you must plan for

When talking numbers, include:

• Bond registration fees
• Transfer duty (if applicable)
• Conveyancer fees
• Rates and taxes clearance certificates
• Moving costs and immediate maintenance

These increase the true cost to you — don’t let an apparently cheap purchase blindside you at transfer.

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12. Negotiation phrases and scripts you can use

Here are short, polite lines that work in real conversations or emails:

• “We’re very interested — based on recent sales and the repairs needed we’re offering RX. This is a clean offer with bond pre-approval and a 10% deposit.”
• “Would the seller consider including the built-in kitchen appliances? That helps us quite a bit and keeps the offer level.”
• “If you prefer to keep the asking price, we’d ask that the roof be fully replaced before occupation, or for a RXX credit at transfer.”
• “We can be flexible on occupation date if that helps — transfer on or before [date] is fine for us.”
• “We’re pre-approved and ready to move quickly — would the seller accept RX if we sign within 48 hours?”

Keep it short, factual, and friendly.

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13. When negotiation fails — what to do

If you and the seller can’t agree, remain courteous. Sometimes sellers come back after a week or two (they’ve relisted or had other offers fall through). Keep a polite line open: “If circumstances change, please contact us.” You might get a second chance.

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14. Legal & ethical notes (practical but important)

• Never misrepresent your financial status — this damages trust and can invalidate deals.
• Make sure all agreements are in writing (OTP and annexures).
• Use a registered conveyancer for transfer — they will check the legal title, rates clearance, and ensure proper transfer.
• Avoid “subject to sale of buyer’s property” clauses unless absolutely necessary — they weaken your position.

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15. Final checklist before you sign

• Bond pre-approval received (if needed).
• Independent inspection report obtained and any concessions agreed in writing.
• OTP reviewed by lawyer/agent for clarity on occupation date, fixtures, and conditions.
• Total costs calculated (transfer duty, conveyancer, bond registration, moving, immediate maintenance).
• You have your walk-away price firmly set.

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Lake Properties Pro-Tip

Always negotiate from a place of preparation and options.
Do your comparables, get pre-approved, and set a hard top price before you make an offer. If the seller won’t budge on price, ask for extras that reduce your immediate costs (appliances, repairs, early occupation, or a transfer credit). A reasonable seller will often trade something to keep the sale moving — and that “something” is often worth more to you than the last few rand you tried to shave off the asking price.

Call to Action

Ready to explore the best investment opportunities in Cape Town? 

Contact Lake Properties today and let our experts guide you to your ideal property.

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

Russell 

Lake Properties

ww.lakeproperties.co.za  

info@lakeproperties.co.za 

083 624 7129 

Lake Properties                 Lake Properties

How can you save money when buying property

Lake Properties                      Lake Properties

Lake Properties                      Lake Properties

Here's a detailed explanation of how each strategy can help you save money when buying property, especially in South Africa:

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🔻 1. Buy Below Market Value

Look for:

• Distressed sales: These include bank repossessions, deceased estates, or sellers needing urgent cash. You can often negotiate a price well below market value.
• Private sales: These might not have the same level of competition as listings with big agencies, allowing for negotiation power.
• Properties needing light TLC: Cosmetic fixes (paint, tiles) can increase value, but avoid heavy structural work unless you're experienced or budgeted for it.

✅ Savings: Potential to knock off 5–20% of the asking price.

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🏦 2. Get Pre-Approved and Compare Bonds

• A pre-approval shows how much you can afford and gives you negotiation power.
• Use bond originators (like ooba, BetterBond) to approach multiple banks on your behalf.
• Even a 0.5% difference in interest rate on a 20-year bond can save hundreds of thousands over the term.

✅ Savings: Better rates mean lower monthly repayments and less paid over time.

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💸 3. Pick Properties With No/Low Transfer Duty

• Transfer duty is a government tax based on the property's value.
• As of 2025 in SA:
  • No transfer duty for properties under R1.1 million.
  • Above this, it’s calculated in tiers (e.g., 3% to 13%).
• First-time buyers earning under a threshold may qualify for FLISP, which helps cover deposit or fees.

✅ Savings: Avoiding transfer duty can save you tens of thousands of rands.

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🏗️ 4. Buy Direct from Developers

• New builds typically include VAT in the price (no transfer duty).
• Developers may also cover legal and bond registration costs to attract buyers.
• You get a modern home with fewer repair needs.

✅ Savings: Avoid 8–10% in fees; plus, fewer repairs needed upfront.

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💼 5. Avoid Overpaying for Extras

• Fancy finishes, views, or large gardens may inflate the price without increasing long-term value.
• Focus on solid structure, location, and layout—you can upgrade finishes later.
• Always compare similar properties in the area to check price fairness.

✅ Savings: Avoid spending unnecessarily on prestige or style.

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🕵️ 6. Inspect the Property Thoroughly

• Hiring a professional inspector (costs around R2,000–R4,000) can uncover:
  • Roof issues
  • Structural cracks
  • Electrical or plumbing problems
• You can use the inspection report to renegotiate the price or request repairs before finalizing.

✅ Savings: Avoid costly repairs and future headaches.

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📍 7. Choose the Right Location

• In emerging suburbs (like Woodstock or Parow in Cape Town), you might buy cheaper but still see good capital growth.
• Avoid overhyped areas where prices are inflated but growth has stagnated.

✅ Savings: You buy cheaper and gain better long-term returns.

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📊 8. Plan for Full Costs Upfront

Beyond the purchase price, include:

• Bond registration & initiation fees
• Transfer duty (if applicable)
• Legal/conveyancing fees
• Moving costs
• Municipal connection fees

Many buyers stretch their budget on the home, then struggle with surprise costs.

✅ Savings: Better financial control avoids debt or needing to sell early.

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👥 9. Co-Buy With Someone You Trust

• If you can’t afford property alone, buying with a friend or relative halves the deposit, bond payments, and running costs.
• Ensure you draft a co-ownership agreement to define rights and responsibilities.

✅ Savings: Access to better properties without overstretching finances.

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⚠️ Bonus Tip: Avoid Emotional Buying

• Falling in love with a house can lead you to overpay, overlook problems, or stretch beyond budget.
• Stay focused on value, cost of ownership, and long-term potential.

Lake Properties                       Lake Properties