OUR STOCK – SALES & RENTALS

In our current market, in the areas where we work in Roodepoort in and around the Wilgeheuwel area, we find that property rentals are in very high demand and that they move quite quickly whereas property sales are a bit of a “process” at the moment. Buyers are there, stock is there but buyers seem to be a bit hesitant ….. looking for absolute bargains where sellers are looking to get as much as possible, sometimes being unrealistic.

We have some amazing properties for sale at really good prices at the moment. We also have regular rentals which we market and manage for our landlords. Our rentals are picking up nicely and we aim to continue to grow this part of our business for the next year or two.

Sales will always be our main focus and we are serious when we say that ‘YOUR SALE IS OUR GOAL”.

Let’s have a look at some of our sales stock ….. everything is available to see on http://www.steynrealty.co.za …… and follow us on @steynrealty

For Sale through Steyn Realty – Allen’s Nek – R 2 395 000

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This is an amazing 4 bedroom 3 bathroom sectional title unit (Duplex) in Allen’s Nek for R 2 395 000. The property is around 265 sqm under roof and has immaculate finishes throughout. From the Kitchen to the Bathrooms ….. this is truly one of a kind.

The property has 3 bedrooms and 2 bathrooms upstairs with a HUGE main bedroom, balcony and upstairs lounge area. The guest bedroom / study / office is downstairs with a bathroom. The property has a TV lounge, dining room, pool, lapa, trampoline, covered patio, 3 x aircons, granite kitchen with space for double door fridge, gas oven and scullery for all your other appliances, double automated garage leading into the house as well as a double car port and visitors parking, FIBRE installed …… all in a very neat and secure complex.

Next up is a 163 sqm, 3 bedroom 2.5 bathroom duplex in Honeydew Manor ….. listed for R 1 550 000, this unit is actually priced under market value as a similar unit has recently sold in the complex for over R 1 600 000.

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Honeydew Manor R 1 550 000

This is quite a new development and the seller here bought directly from the developer about 3 years ago. This unit has all 3 bedrooms upstairs and a quest bathroom downstairs, lounge & dining room with a granite kitchen, covered patio and a double automated garage leading into the house. Good value for money!

If you are looking for a simplex where you have a 4th room & bathroom to be used as a study/office, domestic accommodation, teenager pad or store-room then the next property could be just the one.

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Honeydew Grove R 1 295 000

This property is in honeydew Grove and is 158 sqm in size. It was originally built with a 4th room / domestic room and bathroom behind the garage with its own separate entrance but also has an entrance from the garage. The double garage is also automated and leads into the house. The property has 3 double size rooms and spacious bathrooms, large living space with TV lounge and dining room and a large granite kitchen with pantry, space for 3 appliances and a double door fridge …. ar R 1 295 000 this is one of the best priced properties in the area.

RENTALS

As previously mentioned, rentals tend to move quite quickly. All our tenants are screened and verified before placement through the TPN Credit Bureau system.  If you are looking for someone to manage you rental portfolio, give us a call, we would love to assist. Marnus 072 264 7806 or Juanita 083 604 1231 … or email rentals@steynrealty.co.za

Here are some of our rentals available for 1 December 2017 and 1 January 2018.

Rentals 1 Nov List

We have a passion for real estate and we would love to assist you. Selling, buying or renting ….. we can help!!

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CSOS Community Schemes Ombud Service

If you belong to a Sectional Title Scheme then you are paying a CSOS Levy on a monthly basis and your complex / scheme has to be registered with CSOS ….. herewith some details.

“The CSOS was established in terms of the Community Schemes Ombud Service Act to regulate the conduct of parties within community schemes and to ensure their good governance. The Community Schemes Ombud Service Act, 2011 (Act 9 of 2011) and the Sectional Titles Schemes Management Act, 2011 (Act 8 of 2011) and Regulation thereto were proclaimed on 07 October 2016.”

For more information visit the CSOS website:

http://www.csos.org.za/

Need to sell? We need your property ….. give us a call:

Marnus Steyn: 072 264 7806
Juanita Steyn: 083 604 1231

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Costs when Buying Property

Every now and again we get buyers viewing properties or visiting our show houses with no idea that there are transfer and registration costs payable when buying property. Some of them also think that this can be financed with the bond amount.

So just to shed some light on this subject, especially for first-time buyers ….

When buying property, the purchasers (in most cases) are responsible for paying  the Transfer Costs as well as the Bond Registration Costs to the Transferring Attorney upon request. This is done after all suspensive conditions in the Sales Agreement has been fulfilled and needs to be paid in order for the registration process to proceed. In the case where someone buys a property in a new development these costs or a portion of these costs may already be included in the sale. Most property websites and portals as well as banking sites have built-in cost calculators where these costs can be calculated. Please have a look at our website at http://www.steynrealty.co.za for more detail.

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Transfer Costs: Is paid on the full sales / purchase price.
Bond Registration Costs: Is paid on the bond amount only.

Both these costs are calculated by the Attorney firms involved according the a schedule and sliding scale. Please look at the following example:

Full Purchase Price: R 1 500 000
Deposit Amount: R  100 000
Bond Amount: R 1 400 000

In the scenario above, the following estimated costs will apply.

Property Transfer Costs (R 50 298.00)
Attorney Fees: R 23 598.00
Transfer Duty: R 25 500.00
Post, petties, FICA and other: R 1200.00

Bond Registration Costs (R 29 985.00)
Attorney Fees: R 22 800.00
Bank Initiation Fee: R 5 985.00
Post, petties, FICA and other: R 1200.00

TOTAL COSTS: R 80 283.00

The Purchaser in the above scenario will then have to have R 180 283.00 cash available to cover the deposit and costs. Costs cannot be added to the bond amount / purchase price as this is not allowed by the Banks or Attorney Firms.

It is very important that prospective buyers take the time to calculate all the various costs and payments that they will be liable for before shopping for a new property.

For any queries on the above, please feel free to contact us or send us an email to marnus@steynrealty.co.za / juanita@steynrealty.co.za

Hope you have a great day …… off to go sell some houses.

 

 

Rental Management

In between all the selling, we (Steyn Realty) also offer Rental Management Services to our Investor clients and Landlords. These services are offered through the TPN RentBook and Credit Bureau systems and include but are not limited to the following:

  1. Listing, advertising and marketing the property at no additional cost to the Landlord / Owner.
  2. Setting up viewings with prospective tenants.
  3. Application screening.
  4. Credit vetting through Trans Union ITC, Experian and the TPN Credit Bureau.
  5. Explaining, negotiating and completing the TPN Lease Agreement.
  6. Monthly invoices / statements to tenants.
  7. Capturing of payments on the TPN RentBook system.
  8. Reconciling accounts on a monthly basis.
  9. Sms notifications / reminders on outstanding payments.
  10. Payment of monthly expenses on behalf of the Landlord like levies etc.
  11. Owner / Landlord Statements & reports.
  12. Tax Statements on properties.
  13. Management of general maintenance issues as they arise.
  14. Periodic visits and inspections as agreed with the Landlord and the Tenant.
  15. Facilitating maintenance work to be done as and when necessary.

Most of the properties that we currently manage are either in complexes or estates where we then pay the respective levies to the managing agents on behalf of the landlords. We also make payments to the council and to contractors where applicable. Tenants are charged for their water & electricity consumption and in some cases also for security, sewerage, rates & taxes etc. depending on what has been agreed to in the lease agreement.

We don’t charge any upfront commission for the management of a property or the tenant. Our management fees are 7% of the monthly rental with a once off placement & renewal fee.

For any queries regarding our rental services, please email rentals@steynrealty.co.za or contact Marnus on 072 264 7806 / Juanita on 083 604 1231.

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First Impressions

“Don’t judge a book by its cover” ….. when it comes to Real Estate, Sellers can easily lose out on a potential buyer just because the “cover” of their “book” has been neglected.

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Unless a buyer is looking for a “fixer-upper” or maybe something he/she can get for a very good price (below market value) to fix up and then “flip” or use as a long-term rental, FIRST IMPRESSIONS are extremely important when selling property. Together with the aesthetic appeal of the property, price, location and general condition are probably the most important factors that buyers are look at.

FIRST IMPRESSIONS include everything a buyer will see at first glance when viewing a property. Many small things are sometimes overlooked by sellers / homeowners because they see the property every day. It doesn’t matter how big or how small the property is, if the property looks neglected from the outside, buyers WILL judge the book by its cover and assume the same goes for the inside …. this will also alert buyers that there may be other hidden problems / maintenance issues not clearly visible when viewing the property.

Even the photos that agents take for advertising purposes can have an influence and can either be to the sellers’ advantage or detriment. If you are currently selling your property through an agency, do yourself a favour and go have a look at the listing online. Look at the photos and read the description ….. you might be pleasantly surprised or shocked!

Before we sell a car, before we take it to a second-hand dealership to get a valuation or to trade it in on a new car, what do we do …… we take it for a wash or maybe even a full valet. We touch-up little scratch marks and polish the paint. Sometimes we buy new tyres, pray air freshener in the car etc. Why don’t sellers do the same with their properties? It will obviously cost a little more to repaint and to do minor maintenance but dressing up, fixing up and “de-cluttering” your house before putting on the market will definitely help to sell it faster and maybe even at a higher price. Here are a couple of things that we see every day that is a big let-down for property buyers:

  1. Uncut pavements, long grass, gardens with overgrown bushes and flower beds.
  2. Boundary walls falling apart, falling over, loose bricks, cracked / broken walls with large damp sections and paint that is flaking.
  3. Driveways with grass & weeds growing through the paving or cracks in the cement.
  4. Steel / wooden gates, doors & garage doors that are weathered, rotten, rusted, cracked and in need of attention or replacement.
  5. If you recently fixed some cracks on the outer (or inner) walls of your house, make sure you paint with the same colour / shade of paint than the rest of the wall, otherwise its better to paint the whole wall.
  6. Water marks / stains anywhere on a property is extremely negative, even if the geyser burst a year ago and left a little watermark on the ceiling which you forgot to paint, buyers will not believe you and think there is a problem.
  7. Gutters, down-pipes, plumbing pipes, fascia boards in need of repair or painting looks really bad. In sectional title complexes this will make the buyers think that the Body Corporate is in financial trouble or that the complex is not well-managed … a very big negative for buyers.
  8. Old carpets, bad odors, damaged cupboards, wooden floors that are lifting, chipped walls and any cupboard, window or door that doesn’t close properly are big turn-offs.
  9. Pools that are green any time of the year is a sure sign that there are problems.

The general condition of the property can go a long way assist with securing on acceptable offer. Your agent should also be able to assist you in pointing out the main issues that will need attention. Don’t sell yourself short ….. happy selling!

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Seller Information

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SELL THROUGH STEYN REALTY

I recently posted this article on our website in an attempt to notify sellers and future property sellers as to the potential pitfalls / costs when selling.

Just in the case of purchasers who need to do their homework before buying, making sure they are credit worthy and what they can afford, Sellers also need to do their homework ….

While touching on a couple of other issues, the article aims to outline most of the potential costs that Sellers may be responsible for during the sales and registration (transfer) processes. It covers the following:

  1. Avoiding Penalty Interest
  2. Bond Cancellation Costs
  3. Compliance Certificates
  4. General Condition of the Property and
  5. Nomination of the Transferring Attorney Firm.

You can read the article by clicking on the link below.

CLICK HERE

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For any sales or rental related queries or to get your property listed in the Roodepoort, Ruimsig, Wilgeheuwel, Little Falls, Constantia Kloof and surrounds …. please contact!

Marnus Steyn – 0722647806 / marnus@steynrealty.co.za

Juanita Steyn – 0836041231 / juanita@steynrealty.co.za

http://www.steynrealty.co.za

 

Where is TIME going …?

August 2016 …. 5 months into our own business and more than 11 years in the Real Estate Industry and here we are …. still going “strong”.

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During the last 5 months we have done a fair amount of transactions ranging from R 2 000 000 to R 500 000 but we need more, much more. We pride ourselves on being pro-active when it comes to marketing and advertising of our stock, technology and the quality of our service, feedback, knowledge and professionalism.

Buying or Selling property is a massive decision and we take it very seriously. We have the necessary knowledge and experience in selling residential homes / clusters as well as sectional title townhouses and apartments to make sure that our clients are in good hands and get the right advice. We also offer rental procurement and management services where we offer a complete service through the TPN Rentbook and TPN Credit Bureau systems.

We get enquiries for sales and rental stock on a daily basis and we need more stock to show our buyers and tenants.

If you are at all looking to SELL or LET OUT your property, please give us a call or an email so we can assist. We cover quite a large area from Pinehaven in the West all the way along Hendrik Potgieter up to the Wilgeheuwel Hospital area in Radiokop. We are also looking for properties in Helderkruin, Kloofendal, Constantia Kloof and Weltevreden Park.

We can be contacted as follows:

Marnus: 072 264 7806 / marnus@steynrealty.co.za
Juanita: 083 604 1231 / juanita@steynrealty.co.za
Our website is: http://www.steynrealty.co.za
We are also quite busy on social media where you are welcome to follow our tips / hints / latest stock and industry related news updates and info ….

For our Facebook page ……. Click here
For our Twitter feed ……. Click Here
You can even follow us on Instagram ….. @steynrealty

We would also love to hear your views and thoughts on the SA Real Estate industry so please interact and give us you opinion.

\WE CAN HELP