Valuation check: 70 m² new-build flat in Johannesburg, asking ZAR 10,650,000 / flood-risk

I would run two calculations: one based on the completed sale with explicit adjustments, and another showing where the subject sits against the three current listings. If they produce very different answers, do not average them automatically; investigate why sellers and the completed market differ.
 
That two-track method also prevents the listings from quietly becoming assumed sale prices. Record any reductions or time on market only if verified, but do not predict a standard negotiation discount. With just one completed comparable, uncertainty should remain visible in the final range.
 
The formal appraisal will be most useful if Javier gives the appraiser the flood concern and the comparable list rather than only asking for a headline number. Ask which comparable received the greatest weight and why. That explanation may matter more than a narrow valuation range.
 
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