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IN WHICH DIRECTION IS OUR PROPERTY SALES MARKET HEADED? PAGE 3
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The key to showing buyers how spacious your home is is to declutter thoroughly before putting it on show. PICTURE: AARON HUBER/UNSPLASH
Get professional help when selling your home Key to a successful sale is marketing the property at the right price – and this is where agents come in BY BONNY FOURIE bronwyn.fourie@inl.co.za
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UTTING your home up for sale is almost always stressful, regardless of the state of the market. Not only are there difficult decisions to be made regarding prepping your home for sale and pricing it correctly, emotions come into play and can negatively affect your sale process. These are among the reasons why it is advisable to appoint a real estate professional to handle property sales. Experts offer the following insight and advice: PRICING Adrian Goslett, chief executive of Re/Max of Southern Africa, says when it comes to correctly pricing your home, a real estate professional should do an analysis of the market. In this process, they will look closely at the sales of similar homes in your neighbourhood, that have closed in the previous 90 days, and take the number of listings into account when recommending an asking price. “Sellers should lean heavily on these insights when agreeing to a listing price.” Goslett also highlights the importance of a seller’s market debut – listing your home correctly from the get-go in order to secure a quick sale. “New listings are called ‘hot’
for a reason – buyers get excited about them. “Most buyers screen available homes on the internet and new listings get far more web traffic than older listings. “Showings are likely to cool off noticeably after the first 30 days on the market. If your home is priced too high when it hits the market, you run the risk that active, qualified buyers will scroll right past it.” Interestingly, he notes: • Homes that are in a good condition and have failed to attract a buyer in a reasonable period (roughly three to six months) are usually overpriced. • Foreclosures or sales under market price in your neighbourhood can affect your home’s market value. • It doesn’t pay to set the price too high. Most buyers will need financing and the bank will generally use an appraisal based on recent sales to justify the loan amount. If your asking price is above the bank’s appraisal value, then the buyer will probably not be able to afford to purchase it. ADDITIONAL COSTS The price that a seller gets for a property is not the only financial consideration they need to bear in mind, as a successful sale also brings with it a number of costs for the sellers. Absa’s Geoff Lee says sellers
need to be aware of the costs they are liable for, such as: • Costs of clearance certificates for the property before the sale can be effected. These include certificates of compliance for electricity, gas, electric fences, beetles and plumbing. • Advertising costs for your property. • Commission to the estate agent if you are using their services. • Moving costs once you have sold your property. • Capital gains tax on the sale of a property that is not a primary residence and where the gain is greater than R2 million. If a homeowner sells their property before the bond is paid off, they will also need to pay early termination and bond cancellation fees, he says. BUYING AND SELLING AT THE SAME TIME When considering whether to buy first or sell first, Carl Coetzee, chief executive of BetterBond, says there is no right or wrong approach, although you should consider market conditions. “With the prime lending rate at 7%, the lowest it has been in more than five decades, we have seen considerable buyer activity,” he says. However, we can expect the interest rate to increase gradually over the next few months, so we could see a marked shift towards
a buyers’ market. This means that it would be advisable to sell your home before putting in an offer on the next one, to avoid the risk of having to pay two bonds while waiting for your home to sell.” If you decide to buy first, then sell, he says you should take note of the following: • Will you be able to afford to pay both bonds if your current home is not sold by the time transfer takes place on your new property? • Do you have enough funds to put down a deposit on the new home? You might need to consider bridging finance that taps into your current bond so that you can put down a deposit on your new property. • Speak to a bond originator about pre-approval on a second bond before selling your current home. • Include a contingency clause in your offer to purchase for your new home that says that a condition of the offer is the sale of your current home. • Buying before selling could have a significant effect on the interest rates offered on the new property as you are priced for risk. The larger your deposit, the more favourable the rate offered by the bank. • Bear in mind that selling an unoccupied property can often be more difficult than selling one that is occupied.
GET READY FOR VIEWING Space is often buyers’ number one consideration when choosing a new home, with most people looking to move to a bigger one. So, whether they are firsttime buyers coming from a rental property with a lack of cupboards, entrepreneurs looking for more home office space, or parents looking for more bedrooms for a growing family, space is important, says Gerhard Kotzé, managing director of the RealNet estate agency group. “However, just having a bigger home to offer isn’t enough. “You will need to show them how much of that space is accessible and usable and the key to that is to declutter your home really thoroughly before putting it on show.” This includes clearing out the garage, tidying all bedroom and kitchen cupboards so that they don’t look over-full, and removing all extraneous furniture, toys, ornaments, photos and appliances even if it means you have to put them in a storage unit. “The hiring fee for this unit will be easily recouped in a good offer to purchase from a buyer impressed with how spacious your home feels and the great amount of living space and storage they will be able to enjoy,” Kotzé says.
Many people are bucking the recent low-maintenance, compact home trend in favour of more traditional and spacious homes PICTURE: GRETTA BLANKENSHIP/ PIXABAY
Letter from the editor WHILE buying a home may be fraught in fear and anxiety, so is selling one. For many of us, the amount of money we spend in acquiring a home is probably our biggest investment ever, and while some people may easily do this, many do need some hand holding. When we sell a home, it is also only natural that we want
All change for property market
to ensure we are getting the best deal and that, in fact, our investment was the right one. Here our writer Bonny Fourie outlines the necessity of having a good and experienced estate agent to hold your hand during the sale of your house.
Estate agents say the pandemic, economy, security considerations and changing lifestyles have upended the usual patterns
There are many wise, kind and helpful estate agents out there who will be with you every step of the way, from helping put a realistic tag on your home to also ensuring that you get the best deal with the right buyer. An estate agent is paid to be there for you every step of the way, and any nervousness should be eased by their ability to answer questions and allay any anxieties. There are a few digital platforms that allow you to do this without the help of an estate agent. And some sellers prefer to do it themselves. These options work for some, but some others may want to pay the estate agent fees to ensure they have peace of mind in such a big deal. Whichever route you take, we wish you a successful sale Warm regards
Vivian Warby vivian.warby@inl.co.za
FIND US HERE: @property360.co.za
@property360_za
@property360.co.za
BY BONNY FOURIE bronwyn.fourie@inl.co.za
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LOBAL and local events over the past two years have “turned the property market on its head” as people are buying and selling their properties for reasons they might not have before this period. The pandemic, economic climate, security concerns, and changed lifestyles are behind most of the current market activity, while some of the usual push factors to selling are still in play. Emigration-related sales – while not yet on the increase – could also spike in the coming months. In the most recent FNB Property Barometer, senior economist Siphamandla Mkhwanazi says, in Q3 of this year, the “reason for selling” matrix remained broadly unchanged from the previous quarter, and it shows that sales are still elevated due to financial pressure. There is also a “slowing trend” of emigration-related sales, although there are signals that these figures have now “bottomed out” and are starting to rise in some segments. “Notably, the KwaZulu-Natal region saw an increase in selling for security reasons, at 11% versus 8% in the previous quarter and 7% for the national average. It will be interesting to see whether this is a sustained trend or rather a knee-jerk reaction following the riots.” Yael Geffen, chief executive of Lew Geffen Sotheby’s International Realty, says there are a number of common reasons for selling that generally aren’t influenced by the prevailing economic or political climate or current trends. These are: • Downsizing once the children have flown the coop. • Moving to a retirement home. • Upgrading as one’s family grows and changes.
However, she notes that the pandemic, recent violent unrest and growing political and economic turmoil have “turned the market on its head since the beginning of 2020”. Major shifts in consumer behaviour, especially in the real estate industry, are now being seen. “Lockdown restrictions sparked a renewed appreciation of larger and more versatile living spaces and also highlighted the advantages of self-sufficiency. “Many people are now bucking the recent low-maintenance, compact home trend in favour of more traditional, spacious homes.” And with remote working the norm, Geffen says a growing number of people are looking to exchange city living for a more relaxed lifestyle and are either moving to the suburbs from the city or further afield to smaller towns and coastal areas. “In fact, semigration is a major driving force in popular coastal towns like Plettenburg Bay where record sales have been recorded since the end of the hard lockdown in June 2020, with 2021 already looking to be Plett’s best year to date,” she says. Re/Max offices in the Eastern Cape and Garden Route region have seen the highest boost in home sales, says Adrian Goslett, regional director and chief executive of Re/Max of Southern Africa. “Year-to-date September, reported sales in that region are up by a massive 68%. This is followed by the Re/Max offices in the Northern Region which is up by 60% year to date. “However, our network has seen a boost in sales across the country... This hyper-activity is largely owing to the low interest rates as well as a
change in lifestyles brought about by the pandemic.” One of the significant benefits of the prevailing low interest rates, says Andrew Golding, chief executive of the Pam Golding Property group, remains the large number of firsttime buyers active in the market. “This is a positive trend for the country in general as homeownership and a growing middle class are key factors contributing to economic growth and stability. “This has had a knock-on effect across the market, unlocking sellers, who were unable to sell, to both realise their own properties and utilise the proceeds to engage in a subsequent transaction including buying-up, which also unlocked additional upstream sellers.” Unfortunately, though, with so many jobs lost during the past 18 months, Geffen says there are also more distressed sales. She adds: “There are more sales due to people wanting more flexible accommodation which not only allows for remote working but also has space for extended family like elderly parents. “And we have seen a spike in sales due to emigration and people
wanting to cash in major assets and reinvest their money elsewhere, including off-shore investments.” While there have been some recent sales related to emigration, Golding says many people acquiring offshore property are not necessarily wanting to relocate or sever ties with the country. “Rather, some are looking to acquire EU residency or citizenship in order to provide themselves and their children with opportunities to travel or work in Europe, or spend part of the year overseas. Others are looking for sound offshore investment opportunities as a potential property and currency diversification.” He says Covid-19 has also sparked a significant shift in circumstances, priorities and lifestyles triggered by weeks, and even months, spent more or less confined to home. This has prompted homeowners to make either new or long-planned changes to their living conditions. “These decisions may in part be prompted by the marked deterioration in economic prospects resulting from the prolonged restrictions in business activity due to the lockdown.”
BUYING SMALLER IS THE BIG TREND FNB data reveals that, in the July to September period of this year, most sellers did so in order to downscale due to life-stage, which is usually the leading reason behind the country’s sales. This was followed by downscaling due to financial pressure.
Downscaling with life-stage 23% Downscaling due to financial pressure 19% Upgrading 14% Relocating 11% Change in family structure 11% Emigration 8% Moving closer to work/amenities 8% Moving for safety/security reasons 7%
DISCLAIMER: The publisher and editor of this magazine give no warranties, guarantees or assurances and make no representations regarding any goods or services advertised within this edition. Copyright ANA Publishing. All rights reserved. No portion of this publication may be reproduced in any form without prior written consent from ANA Publishing. The publishers are not responsible for any unsolicited material. Publisher Vasantha Angamuthu vasantha@africannewsagency.com Executive Editor Property and Environment Vivian Warby vivian.warby@inl.co.za Features Writer Bonny Fourie bronwyn.fourie@inl.co.za Design Kim Stone kim.stone@inl.co.za
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Properties should be listed at a price to sell, not negotiate. PICTURE: JRODNAE PRODUCTIONS/PEXELS
WHEN YOU’RE SELLING, SELECT THE RIGHT PRICE PROPERTIES should be listed at a price to sell, not haggle over, says Deena Pitum, property consultant at Jawitz Properties. She says buyers are often as educated as the agents as to the pricing of the market and are prepared to pay the full asking price if they see value in the home. A big mistake often made is listing the property online
at too high a price. Many buyers search in increments of R500 000 and, if the property is listed just above that, it won’t come up in their alerts and won’t attract the right buyers. “I recently listed a property worth R2.5 million online for R2.495m and we secured seven potentially solid buyers to view the home. After viewing, three were interested in putting in
an offer and, based on the interest received, we got a full asking price offer and signed – all done within three days. “Sellers often think they should market their properties at a higher price in case they get negotiated down but, instead, if you market your property at the correct price, there is no need to negotiate. You will attract the right buyer who recognises the value of your home.”
Give timeous notice to the bank if you’re cancelling a bond
Banks are being generous to home loan applicants Home buying and mortgage lending have remained relatively immune to the pandemic PICTURE: TOWFIQU BARBHUIYA/UNSPLASH
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ESPITE the ongoing upheaval caused by the pandemic, coupled with the recent civil unrest in KwaZulu-Natal and Gauteng, lending conditions remain advantageous to home loan applicants. Rhys Dyer, chief executive of ooba, says the pandemic has drastically changed consumer behaviour, as well as banking trends, resulting in a surprising boom in the local residential property market over the past 12 months. “Continued competition among the major banks for a bigger share of the home loans market has translated into higher approval rates as well as offers
of attractive interest rates below prime. Added to the mix, local interest rates remain at their lowest level in 50 years.” These factors combined, he adds, suggest that home buying and mortgage lending have to date remained relatively immune to the pandemic. “The local banking industry also appears to be optimistic about the future of the South African residential property market. The current lending landscape remains fiercely competitive, which is evidenced in the softening of their deposit requirements and their approvals at interest rates on average below prime.”
YOU’LL NEED PLANS AND PERMISSION IF YOU’RE RENOVATING
Some property transfer delays can be avoided if buyers do their homework. PICTURE: TUMISU/PIXABAY
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ROPERTY transactions are complex and protracted enough without the additional frustration and potential cost of delays. One of the main reasons for delayed transfers, says Grahame Diedericks, manager principal in Midrand for Lew Geffen Sotheby’s International Realty, is that the time line is out of sync, especially when two or more deals are linked and money from one sale is needed to purchase the next property. “It can also occur if buyers haven’t budgeted correctly for the transfer costs
of the new property or if they have an access bond on their current home in which case, when the attorney calls for cancellation, that bond account will be frozen and they will not be able to access the funds.” Another common oversight is not giving the required 90 days’ notice of cancellation of the existing bond, which will not only cause delays, but will also incur avoidable late cancellation fees. If a homeowner is seriously thinking about selling, they should give notice to the bank holding the bond, he says.
Any home extension plans need to be approved by the local municipality. PICTURE: MICHAL JARMOLUK/PIXABAY
HOME renovations that require building on to a house, and possibly knocking through walls, are not to be undertaken lightly. There are many things to consider before you go ahead, says Orlando Luis, chief executive of Brights Hardware. “The design stage of the project is the first step in any home extension. Every extension requires a building plan to be drawn up by a professional
draughtsperson, building designer or architect.” He recommends homeowners ask around for recommendations. By law, homeowners must also ensure any extension plans for their property have been approved by the local municipality. “Whether you want to build a wall around your property, add a pool, a braai room, a second story, or an additional bedroom or
bathroom, it is important to make sure you submit your completed building plans to the municipality for approval before proceeding.” Luis adds homeowners must keep in mind the cost that this approval incurs. While there is no legal requirement for homeowners to inform their neighbours about their building plans, it is a good idea to do this because they can object and this could cause delays and hostilities.
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PICTURE: LUKE VAN ZYL/UNSPLASH
National Listings
T O A D V E RT I S E I N K WA Z U L U - N ATA L Anne Reddy 0 8 2 8 2 8 0 0 1 0 Larissa Marks 0 7 6 2 3 1 1 0 8 9
anne.reddy@inl.co.za larissa.marks@inl.co.za
TO ADVERTISE IN WESTERN CAPE Leigh Auret 074 991 3373 Shevon Philander 078 422 4925
leigh@property360.co.za shevon.philander@inl.co.za
TO ADVERTISE IN GAUTENG Contact any of the four sales representatives above
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S e cu re y o u r Pi e c e o f Parad ise RETIRE ON THE KZN SOUTH COAST
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60 Years of experience offering value for money Retirement Lifestyle Villages Widenham Retirement Village, the newest addition to the Hibiscus Retirement Village group, is set on 100 hectares of plush coastal forest in the quaint community of Widenham. The village will consist of 600 cottages. The amenities currently planned are two beautiful bowling greens, a community centre, a swimming pool, tennis court, a chapel, hall, a comprehensive frail care centre, coffee shop and gym. Phase 1,2,3 and 46 units in phase 4 of the development are complete and occupied. We have 300 units sold and 271 units occupied. We have 468 residents creating a new life within the village, learning new activities and making new friends. There is no waiting list for Widenham Retirement Village. Phase 4B is open for selling and the first 46 units are occupied and 75 units have been sold. Don’t delay phone Caylin or Jenette and book your piece of paradise for the rest of your life. Hibiscus Retirement Villages has been in existence for 60 Years, we have a tried and tested track record and a strong balance sheet. The Society has 4 retirement villages, 1147 living units and over 1600 residents. MAKE WIDENHAM YOUR RETIREMENT VILLAGE OF CHOICE
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FREESTANDING 3 BEDROOM HOMES FROM R3 450 000
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RHONDA RAAD PROPERTIES We specialise in the Sales and Rentals of residential property in the Southern Suburbs and Surrounds. Contact us today for all your Buying, Selling and Rental needs on 082 448 7795 / 021 685 2212.
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Security Complexabove above Security Complex MainMain Road.Road. Large Large Three Bedroomed Apartment Three Bedroomed Apartment (127m²) (127m²) with mountain views. Fitted with mountain views. Fitted Kitchen and Kitchen and Lounge with Balcony. *Plus Lounge with Balcony. *Plus Garage.Shops *Close Garage. *Close to UCT, Schools, and Transport. to UCT, Schools, Shops and Transport.
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B A N TRY B AY - R 76 . 5 MIL L IO N E XC I T I N G N E W R E L E A S E
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LOCATION, LOCATION!! PRIME PROPERTY IN THE MIDDLE OF HYDE PARK, JOHANNESBURG!! OPULENT MANSION WITH SWIMMING POOL, TENNIS COURT & MORE ONLINE LIQUIDATION AUCTION
In liquidation: Bestinver Company South Africa (Pty) Ltd Master’s ref: C100/2020
ONLINE BIDDING: 12:00, 16-17 NOVEMBER 2021 BID AND REGISTER: www.vansauctions.co.za AUCTION OF: 27 PITTS STREET, HYDE PARK, JOHANNESBURG Extent: ± 1,1434 ha Improvements: (House ± 1540 m²) Ground floor: Ÿ Entrance room & guest toilet Ÿ Main bedroom, private lounge/TV room, bathroom & dressing room Ÿ 2nd bedroom, bathroom & small lounge Ÿ TV room, dining room & formal lounge Ÿ Cigar room/ lounge & large study Ÿ Main kitchen & cool room Ÿ Double garage Ÿ Outside kitchen & scullery
First floor: 6 bedrooms (5 en suite) 6 bathrooms TV room Small study Guest toilet
WEB21/0138
Ÿ Ÿ Ÿ Ÿ Ÿ
Entertainment area under cover with bathroom facilities ( ± 220 m²), extra garage (± 36 m²), workers accommodation (± 80 m²), consisting of five rooms, bathroom & kitchen
AUCTIONEER’S NOTE: THIS IS ONE OF THE LAST BIG PROPERTIES SITUATED IN THE MIDDLE OF HYDE PARK, MEASURING 1,1434 HA & IDEAL FOR FURTHER DEVELOPMENT !!
Tennis court
Swimming pool
R50,000 registration fee, 10% deposit plus commission plus Vat. Bidders to register & supply proof of identity and residence. Regulations to Consumer Protection Act: www.vansauctions.co.za Rules of Auction to be viewed at 36 Gemsbok Street, Koedoespoort Industrial, Pretoria. Tel 086 111 8267 | Auctioneer: Anton Shand
BIDDERS TO REGISTER ONLINE, REGISTRATION FEE OF R50,000 PAYABLE VIA EFT ONLY, FICA DOCS REQUIRED TO BE ABLE TO REGISTER.
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INDUSTRIAL PROPERTY!! WORKSHOP WITH OFFICES GLA: 785 m² AEROTON - JOHANNESBURG SOUTH
BANK AUCTION
ONLINE BIDDING: 12:00 25-26 NOVEMBER 2021 BID AND REGISTER: www.vansauctions.co.za
AERODROME RD
AUCTION OF: 24 O’CONNOR ROAD, AEROTON, JOHANNESBURG SOUTH
O’CONNOR RD
Extent: 1 490 m² GLA: 785 m² Zoning: Improvements: Building 1: - Reception, dining area, kitchen & open office - 2 x ladies ablutions & 2 x gent’s ablutions - Storage room, large storage fridges & double garage Building 2: - Guard house, office area & show room area Building 3: - Large storage room, 2 bathrooms, 6 offices & double carport Auctioneer’s note: Ideal for industrial workshop with offices!
R50,000 Registration Fee. 10% deposit & commission plus VAT. Bidders to register & supply proof of identity and residence. Regulations to Consumer Protection Act: www.vansauctions.co.za Rules of Auction to be viewed at 36 Gemsbok Street, Koedoespoort Industrial, Pretoria. Tel 086 111 8267 | Auctioneer: Martin Pretorius
WEB21/0105 BIDDERS TO REGISTER ONLINE, REGISTRATION FEE OF R50,000 PAYABLE VIA EFT ONLY, FICA DOCS REQUIRED TO BE ABLE TO REGISTER.
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A G E N T S ’ D I R E C T O R Y
360
PROPERTY
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RHONDA RAAD PROPERTIES Cape Town Office 082 448 7795 Email: rrpsales@mweb.co.za www.rhondaraadproperties.co.za
WIDENHAM RETIREMENT VILLAGE South Coast, KZN Office 066 306 0669 / 066 306 0612 Email: widenhamsales@gmail.com www.hibiscusrv.co.za
KINGSFORD ESTATE Westville, KZN Office: 087 012 5670 Email: info@kingsford.co.za www.kingsford.co.za
DOGON GROUP PROPERTIES Atlantic Seaboard Office 021 433 2580 Email: thekings@dogongroup.com www.dogongroup.com
NOBLE RESORTS Cape Town 010 612 6060 sales@nobleresorts.co.za
KLOOF RETIREMENT VILLAGES Upper Highway - KZN Contact: 073 2100 577 Email: lhan@telkomsa.net www.kloofretirementvillages.co.za
DOGON GROUP RENTALS Sea Point Office 021 433 2580 Email: enquiries@dogongroup.com www.dogongroup.com
HESKETH ESTATE Pietermaritzburg Office 087 35 1208 Email: info@hesketh.co.za www.hesketh.co.za
THE WOODLAND Umhlanga Office 081 281 3960 Email: info@woodland.co.za www.woodland.co.za
DOGON GROUP PROPERTIES Southern Suburbs, Claremont Office 021 671 0258
BALWIN PROPERTIES Ballito Office 084 788 1020 Email: michelle@balwin.co.za www.balwin.co.za
SHELLEY RESIDENTIAL KZN Office 082 412 4463 Email: hello@shelley.co.za www.shelley.co.za
southernsuburbs@dogongroup.com
www.dogongroup.com
TOP ADDRESS IN HYDE PARK, JOHANNESBURG!! STYLISH AND SPACIOUS RESIDENCE WITH SWIMMING POOL ,TENNIS COURT & MORE ONLINE LIQUIDATION AUCTION
DOGON GROUP PROPERTIES Western Seaboard Office: 021 556 5600 or 021 433 2580 Email: enquiries@dogongroup.com www.dogongroup.com
In liquidation: Sandton Property Developments 2001 (Pty) Ltd. Master’s ref: G1160/2020 PETER MASKELL AUCTIONEERS VAN’S AUCTIONEERS
KZN Gauteng ONLINE BIDDING: 12:00, 10-11 086 AUGUST Office: 033 397 1190 Office 111 82672021 BID AND REGISTER: www.vansauctions.co.za Email: info@maskell.co.za www.bidlive.maskell.co.za www.vansauctions.co.za
AUCTION OF: 81, THIRD ROAD, HYDE PARK, JOHANNESBURG
www.property360.co.za Extent: ± 3000 m² Improvements: Ÿ Entrance hall, lounge, dining room with sun room & family room Ÿ 4 bedrooms Ÿ 3 bathrooms (2 en suite) Ÿ Separate toilet Ÿ 2 TV rooms, kitchen & scullery
WEB21/0141
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