Common Mistakes Home Sellers Make When Selling Their House

Lake Properties                    Lake Properties

Lake Properties

🏠 Common Mistakes Home Sellers Make When Selling Their House in South Africa

Selling your home is a big step — both financially and emotionally. It’s not just about putting up a “For Sale” sign and waiting for offers. The South African property market is competitive, and small missteps can lead to delays, lower offers, or even failed deals.

To help you sell confidently and successfully, here are the most common mistakes home sellers make — and how you can avoid them.

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1. Overpricing the Property

Many sellers believe their home is worth more than the market dictates, often due to sentimental attachment or personal investment. Unfortunately, overpricing can backfire. Overpriced homes sit on the market longer, lose momentum, and may eventually sell for less than their true value.

💡 Lake Tip: Set your asking price based on recent comparable sales in your area. A Lake Properties agent can provide a professional valuation and ensure your price is both competitive and realistic.

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2. Poor Presentation and Neglecting Repairs

First impressions matter — a lot. Peeling paint, broken fittings, or messy rooms can turn off potential buyers. A well-presented home helps buyers imagine themselves living there and creates a sense of value and care.

💡 Lake Tip: Declutter, deep clean, and fix small maintenance issues. You don’t need to renovate; even small touch-ups can make a big difference.

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3. Ignoring Curb Appeal

Your home’s exterior sets the tone for the viewing experience. Overgrown lawns, faded paint, or a cluttered driveway can instantly discourage buyers before they’ve even stepped inside.

💡 Lake Tip: Refresh the front garden, add some potted plants, and make sure your entrance feels warm and inviting.

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4. Using Poor Quality Photos

In today’s digital age, your online listing is your first showing. Grainy or poorly lit photos can make even a beautiful home seem unappealing.

💡 Lake Tip: Invest in professional real estate photography. At Lake Properties, we ensure every listing looks stunning online — because first impressions start on screen.

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5. Getting Too Emotionally Attached

Selling your home can stir up emotions, but letting those feelings influence your decisions can cause tension during negotiations or lead to poor choices.

💡 Lake Tip: View the sale as a business transaction. Focus on your next chapter — not on memories tied to your old home.

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6. Not Being Flexible with Showings

Buyers have busy schedules, and if you limit showing times, you might miss serious prospects.

💡 Lake Tip: Be as flexible as possible. The easier it is for buyers to view your home, the faster it’s likely to sell.

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7. Hiding or Failing to Disclose Defects

South African law requires sellers to disclose known defects in a Property Condition Report. Failure to do so can lead to disputes or legal consequences later.

💡 Lake Tip: Be upfront about any issues. Transparency builds trust — and helps avoid surprises later in the deal.

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8. Skipping Professional Help

Some homeowners try to sell privately to save on commission, but without professional guidance, it’s easy to misprice your home or lose out in negotiations.

💡 Lake Tip: A good agent doesn’t just list your property — they market it strategically, negotiate professionally, and handle legalities smoothly.

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9. Listing at the Wrong Time

Timing matters. Listing your property during quiet market periods — like year-end holidays or interest rate spikes — can affect how quickly it sells.

💡 Lake Tip: Consult a local expert who understands market trends in your area and can help you choose the ideal time to list.

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10. Relying on Weak Marketing

Simply listing your home on one website isn’t enough. A strong, multi-platform marketing strategy increases your home’s visibility and attracts serious buyers.

💡 Lake Tip: At Lake Properties, we use professional photos, targeted online ads, and social media promotion to ensure your property reaches the right audience.

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🌊 Lake Properties Pro-Tip

Success in property sales starts with smart strategy, professional presentation, and the right partner by your side.

At Lake Properties, we combine market data, visual excellence, and local expertise to help you sell faster — and for the best possible price. Whether you’re upgrading, relocating, or downsizing, our team is here to guide you every step of the way.

📞 Contact Lake Properties today to get a free, no-obligation property valuation and discover how we can help you sell with confidence.

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 to Negotiate the Best Price When Buying a Home

Lake Properties                       Lake Properties

Lake Properties                    Lake Properties

🏠 How to Negotiate the Best Price When Buying a Home in South Africa

Buying a home in South Africa is both exciting and intimidating — but the real magic happens during negotiation. This is the stage where strategy, timing, and smart preparation can save you hundreds of thousands of rand or help you secure better value overall. Below is a complete, human-friendly guide written for buyers who want to negotiate confidently and avoid costly mistakes.

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🧠 1. Start With the Right Mindset

Negotiation is not a fight; it’s a conversation aimed at reaching a fair outcome. You want the home, and the seller wants a successful, uncomplicated sale. Being prepared, calm, and respectful gives you far more power than coming in aggressive or emotional.

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🔍 2. Do Thorough, Real Research

Good negotiation starts before you make the offer.

What to research:

• Recent sales in the area: Compare homes with the same size, age, and condition.
• Market conditions: Is it a buyer’s market or a seller’s market?
• Property history: How long has it been listed? Has the price dropped before?
• Condition and future costs: Roof, plumbing, electrical, damp — these all influence value.

The more informed you are, the easier it becomes to justify your offer professionally and confidently.

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💳 3. Get Bond Pre-Approval

A pre-approval from a bank places you in a strong position. It tells the seller:

• You’re serious
• You’re financially capable
• You can move quickly

If two offers come in — one pre-approved, one not — sellers often choose the pre-approved buyer, even if the offer is slightly lower.

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💸 4. Make a Strategic First Offer (Not a Lowball)

Lowballing can backfire. Instead:

• Start 5–10% below asking in a normal or buyer’s market.
• Start closer to asking in hot suburbs where homes sell fast.
• Always attach a reasonable motivation.

Example:

“Based on comparable sales and the estimated roof repair cost, we’re offering R1 450 000.”

A well-motivated offer shows respect and professionalism.

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🧱 5. Use Inspection Findings as Leverage

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

• A lower price
• Seller-funded repairs
• A transfer credit for repair costs

And always put the updated terms in writing.

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📄 6. Strengthen Your Offer Using the OTP

Your OTP is the legally binding document — treat it seriously.

Include clear terms for:

• Deposit
• Finance clause
• Fixtures and fittings
• Occupation date
• Inspection conditions
• Repairs/credits agreed on

A clean, organised OTP often wins over other buyers.

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🎁 7. Negotiate Beyond Price (Smart Buyers Do This)

If the seller won’t budge on price, negotiate for value:

• Appliances included
• Early or delayed occupation
• Seller covering specific repairs
• Seller covering certain certificates or costs

Sometimes these extras save you more than a small price reduction.

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⏳ 8. Use Timing and Psychology

• Don’t appear desperate
• Stay polite and factual
• Make thoughtful counteroffers
• Don’t increase in tiny increments — it weakens your position
• Ensure the seller knows you are informed and prepared

When you negotiate with calm confidence, sellers are far more willing to compromise.

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⚖️ 9. Know When to Walk Away

If the negotiation pushes the price beyond your comfort level or fair market value, step back. The right home won’t require you to stretch beyond your limits. Another property will always come along.

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🤝 10. Work With a Skilled Local Estate Agent

An experienced agent (like those at Lake Properties) knows:

• True market value
• Seller expectations
• Local competition
• How to structure a winning OTP
• What’s genuinely negotiable

A great agent often saves buyers more money than they expect.

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💼 11. Understand All Costs Before Negotiating

Your price should include awareness of:

• Transfer duty
• Conveyancing fees
• Bond registration fees
• Rates clearance
• Moving costs
• Immediate repairs or upgrades

These numbers influence your room for negotiation.

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🗣️ 12. Helpful Negotiation Phrases You Can Use

Here are ready-made scripts buyers love:

• “We’re pre-approved and prepared to move quickly. Our offer is R___ based on comparable sales.”
• “Would the seller consider repairing the {item} or offering a transfer credit?”
• “If the seller prefers to maintain the asking price, could we include the built-in appliances?”
• “We can be flexible on occupation to assist the seller.”

Short, polite, and powerful.

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⭐ Lake Properties Pro-Tip

Don’t negotiate only on price — negotiate on value.
A seller may resist dropping the price but agree to include appliances, complete repairs, or offer a transfer credit. These extras can save you more than a small price cut. Always keep your walk-away number clear, stay factual, and use your pre-approval as your strongest card. Preparation + calmness wins deals.

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