What adds the most value to a Hermanus property before you sell?

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.

Start with the easy wins, remove the reasons buyers hesitate, and spend carefully on anything bigger.

Before you order a new kitchen, try washing the windows.

That may sound like modest advice for a valuable property. But if your home’s greatest asset is its light, garden or sea view, helping buyers appreciate it could be a better first move than replacing perfectly serviceable cupboards.

For many Hermanus sellers, the best starting point is to clean, declutter, repair obvious problems, improve the garden and presentation, and organise the property’s paperwork. Larger improvements deserve consideration only when there is a credible case that buyers will pay enough extra to justify the cost, time and risk.

There is no universal improvement that adds the most value to every property. A neglected house, a well-maintained holiday apartment and a large erf with development possibilities need different approaches.

The useful question is: What is currently stopping buyers from appreciating – and paying for – this property’s full value?

Here is a practical order of priorities, starting with the low-hanging fruit.

1. Clean thoroughly and let the light in

Start with the things buyers will see, touch and smell.

Clean windows inside and out. Wash sliding-door tracks, remove cobwebs, clean light fittings and give kitchens and bathrooms particular attention. Attend to carpets, upholstery and pet odours.

In a coastal home, include salt-marked glass, exterior fittings and outdoor furniture.

Open curtains and blinds. Replace failed bulbs and use consistent lighting within each room. Move furniture that blocks windows or interrupts the view through the house.

Before viewings, ventilate the rooms. If a home smells damp, investigate the cause. A scented candle is not a damp specialist.

The aim is to make the property feel cared for and comfortable. Cleanliness cannot change the floor area, but it can change how readily buyers appreciate what is there.

2. Declutter to reveal space and function

Decluttering helps buyers understand a room.

A spare bedroom containing a desk, exercise bike, boxes and an old sofa asks the buyer to do quite a lot of mental rearranging. Give it one clear purpose.

Work through the house with three questions:

• Can someone move through this room comfortably?

• Can they see its size, windows and useful features?

• Is its intended use immediately apparent?

Clear kitchen counters, reduce crowded shelving and remove furniture that makes rooms feel cramped. Tidy cupboards and garages too; buyers may want to assess storage.

Keep enough furniture to demonstrate scale and use. An inviting reading chair beside a window can be more helpful than an empty corner.

You do not need to erase every trace of family life. Give the property enough breathing room for someone else to imagine living there.

3. Fix the small things that suggest bigger neglect

A loose handle, dripping tap or cupboard door hanging at an angle may be inexpensive to repair. Together, however, several small faults can leave buyers wondering what else has been neglected.

Make a list and work through it:

• Doors, windows and locks that do not operate properly.

• Loose handles, hinges and fittings.

• Leaking taps and running toilets.

• Damaged sealant and deteriorated grout.

• Broken lights and unreliable remotes.

• Loose paving and minor trip hazards.

• Gates and garage doors needing attention.

Use qualified tradespeople where the work requires them.

Maintenance often protects value by removing reasons for a buyer to discount the property. A buyer may allow for the inconvenience and uncertainty of repairs as well as their likely cost.

Deal with an active leak or safety issue immediately, regardless of where it falls on your presentation checklist.

4. Make the entrance and garden feel welcoming

Walk towards your home as if you have never visited it before.

Is the number visible? Does the gate work? Is the path clear? What do you notice while waiting at the front door?

Start with tidying, weeding, edging, sweeping and cleaning. Remove broken pots, unused materials and garden equipment. Repair the letterbox or entrance light if needed.

Then consider the garden’s purpose. Buyers should be able to see where they could sit, eat outdoors, let children play or simply enjoy the view.

For a Hermanus garden, favour planting suited to the particular site’s wind, soil, salt exposure and water needs. Locally appropriate indigenous plants may be worth considering, with advice from a knowledgeable nursery.

Avoid stripping out a mature garden in pursuit of a supposedly blank canvas. Established trees and shrubs may provide privacy, shelter and character that new planting will take years to replace.

If you want to open up a view, obtain advice before removing substantial vegetation and check any relevant restrictions.

5. Arrange the house around its strongest features

Presentation should help buyers notice what makes the property worth considering.

If the house has a mountain outlook, arrange the seating so it can be enjoyed. If the terrace is sheltered and sunny, show how it works as an outdoor room. If there is a good study, make it look usable.

A small amount of styling may be enough: fresh bedding, simpler curtains, a suitable rug or better furniture placement.

For an empty property or an awkward room, professional staging may be worth pricing. Ask what specific problem it will solve and what the full hire period could cost.

The objective is to make the home understandable and inviting. It does not need to resemble a showroom that nobody is permitted to sit in.

Our article on buyer psychology and how to make it work for you as a seller explores how buyers assess comfort, suitability and confidence.

6. Organise the paperwork early

This work is less photogenic than a newly planted garden, but it can be just as useful to the sale.

Begin gathering documents while the cleaning and repairs are underway. Retrieving records may be straightforward; resolving discrepancies can take much longer.

Build a property file containing the relevant:

• Approved building plans and available occupation documentation.

• Information about alterations, additions and enclosed areas.

• Rates and levy statements.

• Body corporate or homeowners’ association rules and financial information, where applicable.

• Installation records, service history and warranties.

• Applicable compliance certificates, with advice on what needs updating.

• Details of leases, servitudes or other matters affecting the property.

Ask an appropriate professional to compare the approved plans with what exists on site. If something differs, establish what it means and how it should be addressed.

Overstrand Municipality distinguishes between Town Planning, which deals with land-use and development rights, and Building Control, which deals with building approval and construction matters. Its building-plans information is a useful starting point.

Complete the mandatory property-disclosure form accurately with your agent. The PPRA’s guidance on property condition and disclosure explains the requirements and the importance of disclosing known defects.

A well-organised file helps buyers investigate the property without unnecessary uncertainty.

7. Spend on photography and clear positioning

Once the house is ready, present it properly.

Professional photography should show the layout, natural light, outlook and relationship between indoor and outdoor spaces. A clear floor plan helps buyers understand how the accommodation fits together.

Choose a suitable time of day. A dark photograph of a sunny terrace or a window reflecting the photographer can undermine the feature you are trying to explain.

Keep images accurate. Avoid distorted room proportions, digitally removed defects or landscaping that does not exist. Clearly label virtual staging and conceptual images.

Then decide what the property offers its most likely buyers.

For example:

Property feature	Useful benefit to explain
Most accommodation on one level	Everyday living with fewer stairs
Sheltered terrace beside the kitchen	Convenient outdoor meals
Separate study with a door	A practical place to work
Manageable garden and secure access	Easier ownership for someone away frequently
Guest accommodation	Space for visitors, with its lawful use accurately described

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Support descriptions with facts. Verify floor areas, facilities and distances rather than relying on enthusiastic adjectives.

Photography and positioning help buyers recognise existing value. They do not make an unsupported asking price more realistic. See How do you price a property for sale in Hermanus?.

8. Refresh selectively before replacing

Once the basics are covered, look for individual features that make the property feel unnecessarily tired.

Possible improvements include repainting scuffed walls, replacing badly worn flooring in a prominent room or updating damaged cupboard fronts.

In kitchens and bathrooms, first assess whether the problem is appearance or function. A sound kitchen may need cleaning, lighting and minor repairs. A poorly functioning one may need more substantial attention.

Choose finishes appropriate to the property and likely buyer. Highly personal choices can narrow its appeal, while the cheapest possible replacements may look out of place in an otherwise well-finished home.

Get a written scope and quotation. Small projects have a habit of acquiring larger relatives.

Our article Should I renovate my Hermanus house before selling? considers when a refresh makes more sense than a renovation.

9. Investigate substantial defects before deciding how to sell

A leaking roof, recurring damp or suspect retaining wall deserves proper investigation.

Obtain a diagnosis, a clear scope of work and credible quotations. Then compare the options: complete the repair, sell with full disclosure and an appropriate price, or negotiate a properly documented arrangement.

You do not necessarily have to fix everything before selling. You do need to understand what you are dealing with.

Where work is completed, retain invoices, reports and warranties. Painting over water damage without resolving its cause risks turning a maintenance problem into a dispute.

Resolving a serious defect may protect an achievable price rather than add a premium. That can still be money well spent.

10. Make planning potential credible

Some properties have possibilities that are not obvious from a viewing: an extension, additional accommodation, subdivision or a different lawful use.

Investigating those possibilities may be worthwhile before committing to construction.

Start by confirming the zoning, existing rights and restrictions. Overstrand Municipality provides Town and Spatial Planning information and zoning-certificate application forms.

Ask a town planner, architect or conveyancer, as appropriate, to assess matters such as title restrictions, servitudes, access, building lines, services and approval requirements.

Keep three things distinct in the marketing:

What is already permitted. What has been formally approved. What might be possible subject to further approvals.

A concept drawing can help illustrate an option, but it is not permission to build. An approved proposal may still carry conditions, costs or time limits.

The potential value depends on feasibility, demand and what it would cost a buyer to carry out the project. Avoid adding an imagined completed development’s value to the asking price of an undeveloped opportunity.

11. Give major improvements a financial test

A new kitchen, pool, extension or solar installation may improve a property. It does not follow that installing it immediately before sale will improve your net proceeds.

Ask:

1. What specific buyer objection or unmet need will this address?

2. What evidence suggests buyers will pay more?

3. What is the full cost, including professional fees, approvals and contingency?

4. How long will it delay marketing?

5. Would the likely buyer prefer to choose their own solution?

For existing solar or backup systems, document their capacity, condition, warranties and compliance. Confirm registration requirements with the relevant electricity supplier. Overstrand publishes guidance on registering solar and backup systems.

Consider this hypothetical comparison: a project costs R250,000 and might raise the selling price by R300,000. The apparent R50,000 benefit still has to absorb additional holding costs, any increased selling costs, applicable tax effects and the risk of overruns or a smaller price increase.

A higher selling price is useful only if the overall result justifies the work.

Where should you start?

For a generally sound home, this is a sensible order:

Priority	Action	Main purpose
First	Clean, declutter and improve light and layout	Reveal existing strengths
Next	Complete minor repairs and tidy outdoor areas	Remove avoidable objections
Start early	Gather documents and investigate discrepancies	Reduce uncertainty and delay
Before launch	Refresh tired finishes and resolve diagnosed problems	Present the property clearly
Selectively	Space for visitors, with its lawful use accurately described	Address specific weaknesses
Only with a clear case	Seek development approvals or undertake major works	Pursue additional value after costs

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Urgent defects and safety issues take precedence. Documentation should run alongside the practical work, rather than wait until the house looks ready.

If you are preparing to sell in Hermanus or the Overstrand, contact Simon Andrew at Rare Erf before committing to substantial expenditure. He can assist you in assessing the property’s strongest features, the obstacles buyers are likely to see and which improvements deserve a place in your selling plan.

Simon Andrew, author of the Rare Erf Sellers Advisory - and property consultant at international premium property specialists, Fine & Country in Hermanus.