Abrie Ferreira - Harcourts Lifestyle

Abrie Ferreira - Harcourts Lifestyle Real estate professional with over 5 years’ experience in rentals and sales management across Midrand, Johannesburg North, and Halfway Gardens.

🌸 Spring is here — and the property market is starting to bloom! 🏡With more buyers entering the market, this could be th...
01/09/2026

🌸 Spring is here — and the property market is starting to bloom! 🏡

With more buyers entering the market, this could be the perfect time to start thinking about your next move.

Whether you’re considering selling, buying, or simply want to know what your property could be worth, I’d be happy to help you understand your options.

📞 Abrie Ferreira | Harcourts Lifestyle
067 884 3982
📧 [email protected]

Your next move could start this Spring. 🌱🔑

TENANT VETTING IS MORE THAN JUST A CREDIT SCOREOne of the biggest mistakes I see when tenant applications are vetted is ...
01/09/2026

TENANT VETTING IS MORE THAN JUST A CREDIT SCORE

One of the biggest mistakes I see when tenant applications are vetted is simply looking at the quick credit score, seeing an A, B, C or F, and making a decision from there.

For me, that is not proper vetting.

A credit report needs to be read. I want to understand the applicant's payment behaviour, which accounts they prioritise and, most importantly, what their recent history looks like.

Someone may have a poor credit score because they lost their job two years ago and missed several payments. But if I can see that, for the past 6–12 months, they have consistently been paying their accounts — and especially their rent — on time, that tells me something.

I would rather see "On Time" rental payments on an F credit score than automatically reject someone because of a letter on a report.

My starting point is affordability. As a general rule of thumb, I want to confirm that the applicant earns around three times the monthly rental before continuing with the full credit vetting process.

But affordability on paper is only the beginning.

Verify the documents.

Payslips and bank statements are incredibly important because they are also some of the easiest documents to manipulate.

Phone the employer. Confirm that the person actually works there.

Look closely at the payslip. Does the year-to-date information make sense? Are leave days accruing or reducing correctly? Do the figures remain consistent from month to month?

If something on a bank statement gives you a strange feeling, get the calculator out.

Subtract transactions from the running balance. Add up deposits and compare them to the credit transaction summary. Small inconsistencies can sometimes tell you far more than the document itself.

Where banks provide the facility, statements can also sometimes be verified directly through the bank using the statement's reference details.

Then there is something I consider extremely important: rental history.

Speak to the previous landlord or managing agent.

Did they pay their rent on time? Did they look after the property? Were there regular complaints or problems?

How someone behaved in their previous rental can be one of the best indications of how they may behave in yours.

Of course every landlord wants their property occupied quickly. So do I.

But rushing an application and skipping crucial vetting procedures can expose a landlord to a far greater problem later — a tenant who realises too late that they cannot afford the property, prolonged non-payment, difficulty recovering possession, or serious damage to the property.

Good vetting isn't about finding reasons to reject people.

It's about making sure that the landlord and tenant are entering into a rental relationship that actually has a reasonable chance of working.

My philosophy is fairly simple:

If you can prove that you have the affordability, and I can see that you are genuinely making an effort to keep your financial commitments up to date, I am not going to make my entire decision based on your credit score.

A good tenant application should be investigated, verified and understood — not just scored.

An overpriced rental property can cost a landlord far more than a small rental reduction ever will.As property professio...
28/08/2026

An overpriced rental property can cost a landlord far more than a small rental reduction ever will.

As property professionals, we often see landlords hold out for an extra R500 or R1,000 per month because they understandably want to achieve the best possible return on their investment.

The problem is this:

A property standing empty for one month can wipe out the benefit of that higher rental very quickly.

For example:

If a property is listed at R15,000 per month and stands vacant for one month, the landlord earns:

R15,000 × 11 months = R165,000 for the year

But if the landlord accepts R14,500 per month and secures a tenant immediately:

R14,500 × 12 months = R174,000 for the year

That is R9,000 more income over the year, despite accepting R500 less per month.

Even accepting R14,000 immediately would generate R168,000 over 12 months — still more than achieving R15,000 after losing a full month to vacancy.

This is why rental property should always be looked at in terms of annual return and occupancy, not only the monthly asking price.

The market ultimately decides what a property is worth to a tenant.

If similar properties are renting for R14,000–R14,500, prospective tenants are unlikely to pay R15,000 simply because that is the amount the landlord would ideally like to achieve.

And while the property sits empty, the expenses do not stop.

The bond still needs to be paid.
Levies still need to be paid.
Rates and taxes still need to be paid.
Insurance and maintenance continue.

The only thing that stops is the rental income.

There is also value in securing the right tenant.

If a well-screened tenant with good affordability, stable income, a strong credit profile and good rental references offers R500 below asking, that offer deserves serious consideration.

A reliable tenant paying slightly less every month can often provide a much better return than holding out for the perfect rental figure while the property remains vacant.

Reducing a rental by R500 or R1,000 should therefore not automatically be viewed as “losing money”.

Sometimes it is exactly the opposite.

It is protecting your income, reducing vacancy risk and improving the overall performance of your investment.

The goal is not always to achieve the highest possible rental.

The goal is to achieve the best possible return.

And sometimes, a slightly lower rental with 12 months of occupancy is far more profitable than a higher rental with even one month of vacancy.

🏡 UNDER OFFER | Rosewood Complex, Vorna ValleyAnother property is officially under offer! 🎉This 2-bedroom home in the po...
27/08/2026

🏡 UNDER OFFER | Rosewood Complex, Vorna Valley

Another property is officially under offer! 🎉

This 2-bedroom home in the popular Rosewood Complex has found its buyer — and we’re thrilled to be moving one step closer to SOLD. 🔑

If you own a property in Rosewood or Vorna Valley and have been wondering what your home could sell for in the current market, now is a great time to find out.

📲 Contact me for a complimentary property market analysis.

Harcourts Lifestyle | We make it possible. 💙

07/07/2026

Furnished Student Investment Unit for Sale in Glen Austin AH

A great opportunity for investors looking to enter or expand their student accommodation portfolio.

This furnished, self-contained 1 bedroom unit offers a private kitchenette, bathroom with shower, secure access, and a practical low-maintenance layout. Perfectly positioned close to campus facilities, public transport routes, and essential amenities, the property supports strong rental demand and consistent occupancy potential.

Property features:
1 Bedroom
1 Bathroom
1 Parking
24m² Floor Size
Fully Furnished
Rates: R764
Levies: R1 780

View the property here:
https://www.property24.com/for-sale/glen-austin-ah/midrand/gauteng/1526/117362409

For more information or to arrange a viewing, contact:
Abrie Ferreira
067 884 3982

07/07/2026

Modern 2 Bedroom Apartment for Sale in Carlswald

Enjoy stylish and convenient living in the sought-after 93 On New. This well-designed 2 bedroom, 1 bathroom apartment offers bright open-plan living, modern finishes, and a practical layout ideal for first-time buyers, young professionals, or investors.

The bathroom includes both a bath and shower, and residents enjoy access to excellent lifestyle facilities including a gym, clubhouse, pool, and secure complex living.

Property features:
2 Bedrooms
1 Bathroom
1 Parking
55m² Floor Size
Rates: R790
Levies: R1 630

View the property here:
https://www.property24.com/for-sale/carlswald/midrand/gauteng/10793/117102689

For more information or to arrange a viewing, contact:
Abrie Ferreira
067 884 3982

One of the lessons I’ve learnt over the years in real estate is that a market analysis is about much more than simply lo...
01/06/2026

One of the lessons I’ve learnt over the years in real estate is that a market analysis is about much more than simply looking at what the last few properties sold for in a complex or street.

When I first started, I think I placed a lot more emphasis on historical sales than I do today. While those sales are still incredibly important, experience has taught me that they only tell part of the story.

I’ve come to realise that it’s equally important to understand what’s happening in the market right now.

How many similar properties are currently for sale?

How many new listings are entering the market every month?

Are buyers facing limited choice, or are they comparing numerous similar properties?

The reality is that a property doesn’t compete against the properties that sold six months ago. It competes against the properties that buyers can view today.

I’ve found that understanding current competition and supply trends can make a significant difference when determining a marketing price and developing a strategy for bringing a property to market.

Getting the price right from the beginning is about more than finding a number that can be justified by past sales. It’s about positioning a property correctly in today’s market conditions.

I’m always learning, and I’d be interested to hear how other agents approach this.

What factors do you believe are most important when conducting a market analysis and recommending a marketing price?

For the past few years, semigration has been one of the biggest property trends in South Africa. Many professionals and ...
27/05/2026

For the past few years, semigration has been one of the biggest property trends in South Africa. Many professionals and families moved from inland provinces to coastal areas, especially the Western Cape, in search of lifestyle, flexibility and remote-working opportunities.

However, the market now appears to be shifting again.

Growing evidence suggests that return-to-office mandates, affordability pressures and changing tenant priorities are contributing to a new phase of “reverse semigration” — where professionals who previously relocated to coastal areas are moving back towards inland economic hubs such as Gauteng.

This creates an important opportunity for rental agents, landlords and investors in inland markets.

According to PayProp, renewed demand in inland provinces is being supported by a widening affordability gap between the Western Cape and Gauteng. PayProp’s latest Rental Index indicates that average rentals in the Western Cape are now more than R2,400 per month higher than in Gauteng.

For many tenants, especially young professionals, that difference is significant.

While lifestyle remains important, affordability and access to employment are becoming major deciding factors again. Tenants are looking at practical questions:

Can I afford the monthly rental comfortably?
How close am I to work?
How much time and money will I spend commuting?
Do I have access to schools, shopping centres, gyms, restaurants and other daily conveniences?

This is where well-located inland rental properties become highly attractive.

Areas close to major business nodes, transport routes and lifestyle amenities are likely to benefit from this renewed demand. Many returning professionals may also choose to rent first before committing to purchasing a property, especially while interest rates and household budgets remain under pressure.

For landlords, this is a reminder that positioning matters. A property is not only competing on rental price, but also on convenience, accessibility and overall value for money.

For rental agencies, the opportunity is clear. Inland markets should not be marketed as a “second choice” to the coast. They should be positioned around value, employment access, lifestyle convenience and affordability.

The rental market is not standing still. Tenant behaviour is changing, and inland markets may be entering a stronger period of demand.

For Gauteng landlords, particularly those with well-located properties, this could be an excellent time to review rental pricing, improve marketing presentation and ensure their properties are ready for the next wave of tenant demand.

I would be interested to hear your thoughts:

Are you seeing more people moving back inland?
Do you think affordability is starting to outweigh lifestyle when it comes to rental decisions?
And for landlords, are you preparing your property for this possible shift in demand?

Share your thoughts in the comments — I think this is a conversation worth having.

25/05/2026

JUST LISTED | R415,000

Affordable, practical, and packed with investment potential.

This compact and well-positioned unit is ideal for investors, students, young professionals, or first-time buyers looking to enter the property market at an accessible price point. Offering a functional living space, kitchenette, and secure surroundings, this property provides the convenience and simplicity needed for low-maintenance living.

Whether you are looking for a starter property or a rental investment with strong demand, this unit is a smart opportunity at a great price.

Contact us today to find out more or arrange a viewing.

https://www.harcourts.co.za/results/residential/for-sale/midrand/glen-austin-ah/apartment/3178815/111-ss-masingita-village-32-alsatian-road/

Address

Unit 4 Base Major Building
Midrand
1685

Telephone

+27678843982

Website

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