Mariaan and Carina

23/06/2026

Let's discuss "huur gaat voor koop"

In South African property law, the general rule is "huur gaat voor koop" (Dutch for "the lease goes before the sale"). This means that when a property is sold, an existing valid lease agreement usually survives the sale, and the new owner steps into the shoes of the previous landlord.

What happens to the lease when the property is sold?

If there is a valid lease in place when ownership transfers:
The tenant generally remains entitled to occupy the property under the existing lease.
The purchaser becomes the new landlord upon transfer of ownership.
The terms and conditions of the lease remain binding on the new owner.
The tenant does not have to sign a new lease simply because the property changed ownership.

This principle has long been recognized in South African common law and has been upheld by the court

22/06/2026

Why Should You List Your Property With Us?
(Polokwane)

Selling your property is one of the most important financial decisions you will make. Choosing the right estate agents can make all the difference.

✔ **A Proven Family Team**
We are a mother-and-daughter team who have worked together since 2017. Both of us are Full Status Property Practitioners, registered with the PPRA and in possession of valid Fidelity Fund Certificates (FFCs).

✔ **Honest Advice, Always**
We do not take listings simply to increase our numbers. We provide honest, realistic advice on pricing and market expectations. If we do not believe we can successfully sell a property, we would rather walk away than make promises we cannot keep. We will never tell you what you want to hear simply to secure a listing or sole mandate.

✔ **Industry Knowledge and Professional Guidance**
Property transactions involve significant legal, financial, and practical responsibilities. We understand the industry, the risks involved, and the legal aspects of the selling process. We ensure that both buyers and sellers are properly informed throughout the transaction, enabling them to make sound decisions.

✔ **Strong Values and Professional Integrity**
We believe in conducting business with honesty, accountability, and respect. We follow the PPRA Code of Conduct, adhere to industry best practices, and are not afraid to apologize when we make a mistake. We are proud of the way we do business and have never had reason to be ashamed of our conduct.

✔ **The Strength of Industry-Leading Support**
Backed by Mandated Property Group, with an average of more than 100 property transactions per month, and JJS Attorneys, renowned for their advanced programs, platforms, and industry-leading systems, we offer the expertise, capacity, and technology needed to deliver exceptional results.

When you list with us, you are choosing professionalism, integrity, experience, and a team that genuinely cares about achieving the best outcome for you.

Mariaan 084 620 2550
Carina 072 414 8095

22/06/2026

📢 IMPORTANT NOTICE FOR PROPERTY BUYERS AND SELLERS

Please be advised that conveyancing fees will increase with effect from 1 July 2026.

This annual adjustment reflects an average increase of approximately 3.4% in professional conveyancing fees, which will impact the overall costs associated with property transfers and bond registrations.

🏡 What makes up Transfer Costs?

Transfer Costs generally consist of:
✔️ Professional Conveyancing Fees – increasing from 1 July 2026
✔️ VAT (15%) – no change
✔️ Deeds Office Fees – no change
✔️ Transfer Duty (SARS tax) – no change
💡 If you're planning to buy or transfer property, it may be worthwhile obtaining an updated cost estimate to ensure accurate budgeting.

Before proceeding with a property transaction, make sure you understand all the costs involved to avoid unexpected expenses during the transfer process.
https://www.ooba.co.za/home-loan/transfer-cost-calculator/

📊 For accurate transfer cost quotations and detailed cost breakdowns, use a reliable transfer cost calculator to determine the latest costs applicable to your transaction.

Once your bond has been granted and accepted, you'll be required to pay costs to register the bond and costs to transfer the property.

19/06/2026

Let's discuss overpricing the property

🏡 **The Risk of Overpricing Your Property**

One of the most important conversations I have with sellers is about pricing.

I understand that every homeowner wants to achieve the best possible price for their property. After all, your home is more than just bricks and mortar—it's where memories were made and years were invested. However, the market does not determine value based on emotion; it determines value based on demand, comparable sales, and current market conditions.

When a property enters the market at an unrealistic price, several things can happen:

❌ **Fewer buyers view the property**
Today's buyers are well-informed. They compare properties online and often skip over homes they believe are overpriced.

❌ **The property sits on the market for too long**
The longer a property remains unsold, the more buyers start asking, "What's wrong with it?"

❌ **Price reductions become necessary**
Many overpriced properties eventually sell—but only after multiple price reductions, often for less than they could have achieved if they had been priced correctly from the start.

❌ **You miss the most active buyers**
The first few weeks on the market are critical. If buyers are not interested during this period because of the price, valuable momentum is lost.

❌ **The property becomes "stale"**
A fresh listing attracts attention. An old listing often attracts low offers.

As real estate professionals, our pricing recommendations are not based on opinion. They are based on market evidence, comparable sales, buyer behaviour, and years of experience.

The goal is not simply to list a property. The goal is to sell it for the best possible price within a reasonable timeframe.

A well-priced property attracts interest, creates competition, and often achieves a better result than one that enters the market overpriced.

💡 Remember: The market always has the final say.
If you're considering selling and would like an honest, data-driven valuation, I'd be happy to help

18/06/2026

Let's discuss decluttering:

Winter is the perfect time to declutter! As we spend more time indoors, sipping coffee in our slippers and cozy clothing, it's the ideal season to create a cleaner, more organized home.

Whether you're thinking of selling your home or simply wanting a fresh start, decluttering can reduce stress, make everyday life easier, and create a more welcoming space.

Try going room by room and sort items into three groups: **keep**, **donate**, and **throw away**.

Simple decluttering tips:
✔ If you haven't used it in 6 months, consider letting it go.
✔ If you can't decide in 5 seconds whether to keep it, you probably don't need it.
✔ Donate usable items to someone who can benefit from them.
✔ Clean and repair as you go.

A little effort this winter can leave you with a calmer, cleaner, and more enjoyable home for the months ahead

16/06/2026

Let's discuss new developments

Selling on "Future Potential": Can You Charge More Now for a Development Coming Later?

🏗️💵As a real estate agent here in our community, I hear this question all the time from excited home owners: "I heard a brand-new shopping mall and a top private school are planned for our area in two years. Can we raise my asking price right now to reflect that?"

It makes total sense why sellers want to cash in on that exciting future growth. But here is the insider truth about how the property market actually prices future developments:

❌ Why Buyers Won't Pay "Future Prices" today
Properties sell based on current market data and what the neighborhood offers right now. Buyers won't pay for what isn't there yet: A buyer will not pay 2028 prices for a home in 2026, especially when they still have to deal with the upcoming construction noise, dust, and traffic before the benefits arrive.
Plans can change: In real estate, projects get delayed, rezoning can fail, or developers can pull out. Buyers and bank valuators know this risk, so they will only offer a price based on the current reality.

🎯 How We CAN Use It to Sell Faster!
While you cannot usually overprice your home today based on future plans, mentioning the development is still a massive selling weapon. It creates high demand. Buyers love growth areas!
Highlighting future projects attracts more buyers to your listing, which can spark a bidding war. It secures your top-end price. It ensures you get the absolute highest possible price for today's market, rather than having to discount your home.

💡 My Advice as a Professional Property Practitioner:

If you want to sell, don't price yourself out of the current market waiting for a future promise. Instead, let’s use that upcoming development as a powerful marketing tool to grab buyers' attention right now!

Mandated Property Group

15/06/2026

Let's discuss property defects

🏡 **Understanding the “Voetstoots” Clause – What Sellers and Buyers Should Know**

Selling or buying property in South Africa? You’ve probably come across the term **“voetstoots”** — a clause that means the property is sold *“as is.”* In other words, the buyer accepts the property in its current condition, including any hidden defects that the seller didn’t know about.

But here’s the catch:

🔍 **Sellers still have a legal duty to disclose** any known defects — things like roof leaks, faulty plumbing, or structural cracks. Failing to do so can lead to serious disputes later, even if the contract includes a voetstoots clause.

💡 **Buyers**, always ask for a written disclosure form and inspect the property carefully.

💡 **Sellers**, be transparent — honesty builds trust and protects you from future claims.

A well-documented **Property Disclosure Inspection** helps both parties avoid unpleasant surprises and ensures a fair, professional transaction.

**Property Disclosure Checklist – What Must Be Disclosed**
Before signing an Offer to Purchase, sellers should declare any known issues such as:

🏠 **Structural & Exterior**
- Roof leaks, loose or cracked tiles, damaged flashing
- Cracks in walls, foundations, or ceilings
- Damp, mould, or water intrusion
- Faulty gutters, downpipes, or drainage
💡 **Electrical & Plumbing**
- Non-compliant electrical installations or faulty wiring
- Leaking pipes, blocked drains, or low water pressure
- Defective geyser or water heating system
🌳 **Garden & Boundary**
- Encroachments, boundary wall cracks, or disputes with neighbours
- Septic tank or borehole issues
🚪 **Interior & Fixtures**
- Broken windows, doors, or locks
- Defective built-in appliances or fittings
- Pest infestations (termites, rodents, etc.)
📄 **Legal & Other**
- Unapproved building alterations or additions
- Servitudes, easements, or restrictions on the property
- Any ongoing insurance or warranty claims related to defects

13/06/2026

Polokwane
Mariaan and Carina , supported by Mandated Property Group have taken hands with The Alpha's Motorcycle Club to collect pet food and supplies for the local SPCA.

We ask you to support our project.

Donations can be dropped off at SA Home Loans, Banking area, Savannah Mall, Polokwane, or phone us to collect before 2 July 2026

Carina 072 414 8095
Mariaan 084 620 2550

Alwyn Van Heerden
Maralise van der Westhuizen
Carina Froehlich
Selma Landman

13/06/2026

Preparing for a Spring garden

🌿 A Beautiful Garden Adds Value to Every Home 🌿

In Polokwane, winter may have settled in, but now is the perfect time to start preparing for a spectacular spring garden!

A well-maintained garden does more than just look beautiful. It creates a welcoming atmosphere, increases property value, improves outdoor living spaces, and provides a peaceful retreat for the whole family. A colourful garden can transform the appearance of your home and make a lasting impression on visitors and potential buyers alike.

🌸 Spring arrives in September, and the work you do now during winter will determine how vibrant your garden becomes.
Here are a few winter gardening tips to get ready for a colourful spring:

✅ Clean up garden beds by removing weeds, dead plants, and fallen leaves.
✅ Improve your soil with compost and organic matter to give spring flowers the nutrients they need.
✅ Prune roses and deciduous shrubs to encourage healthy new growth.
✅ Plant spring-flowering bulbs such as freesias, daffodils, and ranunculus during winter.
✅ Mulch garden beds to protect roots from cold temperatures and retain moisture.
✅ Plan your colour scheme now by selecting annuals and perennials that thrive in Limpopo's climate.
✅ Check your irrigation system and make repairs before the warmer weather arrives.

🌺 A little effort during winter can reward you with a breathtaking display of colour when spring arrives. Start preparing today and enjoy a garden that brings beauty, value, and joy to your home all season long.

What are you planting in your garden this spring? Share your plans in the comments below! 🌷🌼🌻

12/06/2026

Are you brave enough for this challenge?

For sale by Mariaan and Carina, supported by Mandated Property Group

Abandoned and vandalized double storey house on 8.56 hectares
Leeukuil, Polokwane

Awesome views. Tranquil atmosphere. Potential to become a beautiful lifestyle estate again.

R1 999 995.00 - owner will consider reasonable offers.

Carina 072 414 8095
Mariaan 084 620 2550