Should I renovate my Hermanus house before selling?
By Simon Andrew | rare erf seller advisory
About the author: Simon Andrew is the founder of Rare Erf, a seller advisory service for property owners in Hermanus and the Overstrand. A property consultant for Fine & Country, the international real estate agency network specialising in upper-bracket properties, Simon brings over three decades of international marketing experience and a background in psychology and negotiation to his work. He helps sellers prepare, position and market their properties, make informed decisions and achieve the best possible outcome.
Is renovating a smart choice when selling?
Usually, it makes sense to repair and refresh your home before selling. A major renovation needs a much stronger financial case. The right decision depends on your property’s condition, its likely buyers, what comparable homes actually sell for, and how much time and money the work will consume.
Once you decide to sell, it is surprisingly easy to start seeing your home through critical eyes. The kitchen suddenly looks dated. The bathroom could use some attention. Perhaps the patio needs enclosing?
Before long, preparing to sell has become a building project.
Some improvements will help buyers appreciate your property. Others may leave you paying for someone else’s dream kitchen or, worse, a kitchen they intend to replace.
The question to ask is: Will this work improve my selling outcome enough to justify its full cost and risk?
Start by separating repairs, refreshes and renovations
These three categories deserve different treatment.
Repairs address something that is damaged, unsafe or not working properly: a leaking roof, defective wiring, a sticking sliding door or rotten timber.
Refreshes improve presentation without substantially changing the property: repainting tired walls, cleaning carpets, improving lighting or tidying the garden.
Renovations change the home more extensively: replacing a kitchen, rebuilding bathrooms, moving walls or adding accommodation.
A suggested starting point is to investigate defects, choose modest presentation improvements carefully, and require evidence before committing to major work. Just Property’s renovation guidance similarly favours repairs and smaller updates while cautioning sellers about expensive kitchen and bathroom overhauls immediately before a sale.
A house can be beautifully presented without being newly renovated.
Consider who is likely to buy your Hermanus home
There is no single “Hermanus buyer”.
Consider the different priorities of a family moving here permanently, a couple buying for retirement, and someone looking for a holiday home they can lock up between visits.
A buyer living elsewhere may be reluctant to supervise builders from a distance. Someone who enjoys renovation could welcome the chance to choose their own finishes. A retiring couple might care more about easy access and manageable maintenance than another entertainment room.
These are possible buyer profiles, rather than assumptions to make about every purchaser. Your agent should help identify which profiles fit your particular property and price range.
For a house in Voëlklip, Fernkloof, Eastcliff or Westcliff, the useful comparison is with properties offering similar location, outlook, accommodation and condition. A suburb-wide average cannot tell you whether replacing your kitchen will pay.
Ask your agent:
What have comparable renovated and unrenovated homes actually sold for?
Which differences in price can reasonably be attributed to condition?
What alternatives will buyers compare with my property?
Which shortcomings are likely to discourage those buyers?
A renovated home with a better view is not proof that renovating yours will produce the same price.
Address the things that make buyers nervous
Imagine a buyer enjoying your sea view, then noticing a stained ceiling.
Their next thought may be: “What will that cost to fix?” Their following thought may be: “What else haven’t I seen?”
That is a useful way to assess preparation work. Look for issues that introduce uncertainty.
For a coastal home, my inspection checklist would include roof and gutter condition, signs of water ingress, exposed metalwork, timber, exterior coatings, and the operation of windows and doors. Have concerning symptoms assessed by someone qualified to diagnose them.
Treat the cause before repairing the appearance. Painting over a damp patch without resolving the source does not solve the problem.
Keep invoices, reports and any relevant guarantees. They give you something concrete to show when a buyer asks what happened and how it was addressed.
Disclosure matters too. When selling through a property practitioner, the prescribed mandatory disclosure form is part of the process. Complete it accurately, and ask your conveyancer how to record known problems and previous repairs where necessary. The Property Practitioners Regulatory Authority’s guidance on the mandatory disclosure form explains its use.
Give buyers a clearer view of what is already there
Before changing the house, consider whether its existing strengths are simply being obscured.
Would removing oversized furniture reveal a generous living room? Would clean windows make the view more noticeable? Could a cluttered spare bedroom become a study?
Walk through the property as though you have never visited before. Check what you notice at the gate, the front door and each room’s entrance.
A short preparation list might include:
Cleaning thoroughly, including windows and overlooked corners.
Touching up or repainting visibly tired surfaces.
Repairing cupboard hinges, handles and minor fittings.
Improving poorly lit spaces.
Tidying planting and making outdoor seating areas inviting.
These are commonly recommended preparation measures, although their effect on price will vary by property. Property24’s guide to upgrades before selling discusses improvements and the importance of getting local advice before spending.
For a Hermanus home with an attractive view or useful outdoor space, arrange the presentation so buyers can readily understand and enjoy those features. You may already own the selling point you were about to spend money creating.
Be cautious with kitchens, bathrooms and expensive extras
An older kitchen is not automatically a problem that requires replacement.
First ask whether it is clean, functional and consistent with the home’s likely selling price. Then compare the cost of a restrained update with full replacement.
If the layout and cabinets remain sound, selected changes may be sufficient. If everything needs replacing, the buyer may prefer to make those decisions themselves. Property24’s advice on renovating before selling notes that buyer preferences differ between markets and that existing cupboards can sometimes be refreshed instead of replaced.
The same decision applies to bathrooms, pools, solar installations and elaborate outdoor additions: what evidence suggests buyers will pay enough extra for this particular improvement?
A feature can be desirable without returning its installation cost.
In a premium property, also consider consistency. One newly fitted room may make the rest of the house look more dated, inviting a second project, then a third. Decide the scope before the first quotation becomes a shopping list.
Run the numbers on the money you will keep
A higher selling price does not necessarily mean a better financial result.
Consider this hypothetical example for a Hermanus property. These figures illustrate the calculation; they are not a valuation or building-cost estimate.
| Item | Illustrative amount |
|---|---|
| Expected selling price in its current condition | R10,000,000 |
| Expected selling price after renovation | R10,650,000 |
| Apparent price increase | R650,000 |
| Renovation quotation | R450,000 |
| Contingency allowance | R67,500 |
| Additional holding and financing costs caused by the delay | R82,500 |
| Remaining benefit before changes in selling costs or tax | R50,000 |
That R650,000 uplift has become a relatively narrow margin.
If the renovated property achieves R10,450,000 instead, the same expenditure leaves you R150,000 worse off than the assumed sale in its current condition, before changes in selling costs or tax.
Ask for realistic selling-price ranges, then test the project against the cautious end of the range. Include professional fees, approvals, VAT where applicable, temporary accommodation if needed, and the cost of carrying the property for longer.
A project that only works at the most optimistic selling price deserves another look.
When a larger renovation may make sense
Major work can be justified when there is a specific, commercially credible opportunity.
Perhaps the property has an awkward layout that can be corrected at a manageable cost. Perhaps its poor condition excludes the buyers most likely to value its location. Or perhaps closely comparable sales support a substantial premium for the finished result.
Before proceeding, you should be able to establish:
A clearly defined scope and credible written quotations.
A realistic programme, including time for unexpected problems.
Evidence supporting the likely resale range.
A worthwhile margin after all additional costs.
Enough financial breathing room if the work or sale takes longer.
Check approval requirements before commissioning alterations. Ask your architect or Overstrand Municipality what applies to the proposed work, and check any relevant estate or body corporate requirements. Building-plan compliance can become a serious issue when alterations proceed without the necessary approvals, as explained by the Banking Association South Africa’s guidance on building plans.
When selling in its current condition may be wiser
Selling without substantial renovation can be sensible when your timetable is tight, available cash is limited, the work is extensive, or the likely purchaser will want to redesign the property anyway.
The price and marketing must reflect that condition. Buyers need enough information to assess the opportunity and the work involved.
For a known problem, obtaining a professional assessment and repair quotation can help you compare the options: remedy it yourself, or sell with clear disclosure and an appropriate price.
Thinking of selling your Hermanus property?
Before booking a builder, let’s assess its current value, likely buyers and preparation priorities. I can help you identify where spending may improve your outcome – and where keeping the money in your pocket makes more sense.
I am Simon Andrew, author of the Rare Erf Sellers Advisory - and property consultant at international premium property specialists, Fine & Country in Hermanus.