Estate agents across South Africa offer free property valuations as a standard service. It sounds like a great deal - expert insight into your property's worth at no cost. But before you rely on a free valuation for important decisions, it's worth understanding what you're actually getting and what the limitations are.
When an estate agent offers to value your property, here's what typically happens:
The entire process might take 30-60 minutes, and you receive a verbal estimate or simple one-page document.
Let's be honest about the business model: free valuations are a lead generation tool. The agent's goal is to:
This doesn't mean their valuation is worthless, but it does mean there's an inherent conflict of interest. An agent who wants your listing may be tempted to inflate the valuation to win the mandate.
Some agents deliberately overvalue properties to secure listings. The thinking goes: tell sellers what they want to hear, get the mandate, then work on reducing the price later once the property sits on the market.
This costs sellers in several ways:
A typical free agent valuation lacks:
When you're the buyer, the seller's agent isn't going to help you determine if the asking price is fair. You need independent data on what similar properties have sold for and what the automated models say the property is worth.
Legal proceedings require documented valuations, not verbal estimates from interested parties. You need something that can be presented to attorneys or the Master's office.
Banks use their own valuation methods (typically Lightstone or similar AVMs) to determine lending values. An agent's opinion won't influence what the bank will lend you.
Property insurance requires replacement cost valuations, which are different from market valuations. An agent's estimate doesn't help here.
If you're analysing potential investments, you need comprehensive data including comparable sales, suburb trends, and historical price movements - not just one person's opinion.
A proper property valuation report provides:
Banks and property professionals use AVMs - statistical models that estimate property values based on:
Leading AVMs in South Africa (like those from Lightstone) are endorsed by bank credit committees and used for mortgage decisions. These aren't opinions - they're data-driven estimates.
Yes, comprehensive valuation reports cost money. But consider:
Think of it as buying certainty rather than relying on potentially biased opinions.
Free agent valuations are adequate when:
Our Property Valuation Report provides comprehensive, data-driven property values using the same automated valuation models trusted by South African banks. Get estimated values, comparable sales, and suburb trends - all delivered instantly without needing to invite anyone to your property or listen to a listing pitch.
REQUEST INSTANT VALUATION SEARCH
Every time a property changes hands in South Africa, the transaction is recorded at the Deeds Office. This creates a permanent record of ownership changes, sale prices, and registration dates stretching back decades. Accessing this sales history provides invaluable insights for buyers, sellers, and investors.
A comprehensive property sales history report includes:
For properties sold many decades ago, purchase prices may not be recorded in the electronic database. The Deeds Office digitisation focused on recent records first, so properties with long ownership histories may show "price not available" for older transactions.
Not every ownership change is a sale at market value. The history may include:
These non-market transfers can skew your analysis if you're looking at price trends.
The date recorded is when the transfer was registered at the Deeds Office, not when the sale agreement was signed. There's typically a 2-4 month gap between sale and registration.
To calculate how much a property has appreciated:
Example:
Purchased in 2015: R1,200,000
Current value estimate: R2,100,000
Period: 10 years
Total growth: 75%
Annual compound growth: Approximately 5.7% per year
If a property's asking price is significantly lower than recent comparable sales in the same area, it may represent an opportunity. Conversely, if it's priced well above historical trends, proceed with caution.
A property that has changed hands multiple times in a short period warrants investigation. There could be legitimate reasons (investor activity, area growth) or potential issues (problem property, body corporate disputes).
Individual property history is most valuable when compared to broader suburb trends. Our Suburb Transfer Report shows all recent sales in an area, helping you understand whether a specific property has outperformed or underperformed the local market.
Our Property Information Report includes sales history for any registered property in South Africa. Simply search by address or erf number to receive a comprehensive report showing all recorded ownership changes and sale prices.
For area-wide research, our Suburb Transfer Report provides sales data for an entire suburb or sectional scheme, perfect for market analysis and comparable sales research.
Sectional title is a form of property ownership that allows individuals to own a section (unit) within a larger development, while sharing ownership of common property with other owners. This includes apartments, townhouse complexes, retirement villages, and many modern housing developments.
Each sectional title development is registered as a "scheme" at the Deeds Office, with individual units registered as "sections" within that scheme.
There are several situations where you might need a complete list of all units in a sectional title scheme:
A comprehensive sectional title scheme search provides:
Each unit in a sectional title scheme has a participation quota (PQ), expressed as a percentage. This determines:
Larger units typically have higher participation quotas. A scheme unit list includes these quotas, helping you understand each owner's stake in the development.
Many sectional title schemes allocate exclusive use areas (EUAs) such as parking bays and gardens to specific units. While the scheme search focuses on sections, EUA allocations are recorded in the scheme's management and conduct rules.
Sectional title schemes can be searched by:
If you're unsure of the exact scheme name, a property search on any unit in the development will reveal the scheme details.
Sectional title schemes vary enormously:
Our scheme search can retrieve all units regardless of scheme size.
Some schemes have both primary sections (residential units) and additional sections (parking, storage). These may be registered separately or linked to primary sections. A complete scheme search includes all section types registered in the scheme.
Whether you're a trustee needing to verify ownership, an investor researching a development, or a legal professional requiring scheme information, our Sectional Title Scheme Search provides a comprehensive list of all units and their ownership details.
Simply provide the scheme name or number, and we'll retrieve the complete unit list from the relevant Deeds Office within 1 working day.
REQUEST SECTIONAL TITLE UNIT LIST
You've signed the offer to purchase, paid your deposit, and now you're wondering: how long until the property is officially yours? Property transfer in South Africa involves multiple steps and parties, and understanding the timeline helps manage expectations during what can feel like an agonisingly slow process.
A typical property transfer takes between 8 to 12 weeks from the date of sale to registration at the Deeds Office. However, this can vary significantly based on several factors we'll explore below.
Once the sale agreement is signed, the process begins:
Common delay: Bond approval can take 2-4 weeks depending on the buyer's financial profile and the bank's workload.
Common delay: Municipalities can take 10-14 working days for rates clearance. Some metros are slower than others.
Once documents are lodged at the Deeds Office, you can track progress through the Deeds Office Tracking System (DOTS). This shows where your transfer is in the registration process:
Our Transfer Tracking service allows you to check the status without needing to contact your attorney repeatedly.
Wondering where your property transfer stands? Our Transfer Tracking Search provides a snapshot of your registration's current status at the Deeds Office. For ongoing updates, our Daily Tracking service emails you every time the status changes, right through to registration.
If your company has been deregistered by the Companies and Intellectual Property Commission (CIPC) for failing to file annual returns, you're not alone. Thousands of South African companies face deregistration each year. The good news is that reinstatement is possible, but you'll need to provide specific documentation, including proof of property ownership or non-ownership.
When reinstating a deregistered company, CIPC needs to establish what assets the company holds. This includes:
This requirement applies whether your company owns property or not. If the company has no property, you must prove that too.
CIPC requires a comprehensive search across all 11 Deeds Offices in South Africa. This confirms whether the company owns any registered property anywhere in the country.
The search must cover:
Traditionally, obtaining property searches from all 11 Deeds Offices meant:
This process could take a month or more and required significant time and effort.
Our nationwide Deeds Office search covers all 11 offices in a single request. We conduct the searches on your behalf and provide you with the documentation CIPC requires.
The report is formatted specifically for CIPC reinstatement applications and is accepted as valid proof of property ownership status.
Besides the property ownership search, CIPC typically requires:
The Deeds Office search must be conducted using the company's registration number, not just the company name. This ensures accuracy as company names can be similar or change over time.
CIPC prefers recent searches. We recommend obtaining the property search as part of your reinstatement preparation, not months in advance.
If the search reveals that your company owns property, this isn't a problem for reinstatement. The documentation simply needs to accurately reflect the company's assets. You'll need to ensure the property records are included in your reinstatement application.
Our nationwide company property search typically takes 1 working day to complete. This is significantly faster than conducting the searches yourself through individual Deeds Offices.
Don't let the property ownership requirement delay your company reinstatement. Our nationwide search covers all 11 Deeds Offices and provides CIPC-compliant documentation proving your company's property status.
REQUEST CIPC REINSTATEMENT SEARCH
If you've ever looked at your rates bill, title deed, or building plan approval, you've likely seen a reference to an "erf number." But what exactly is an erf number, and why is it so important for property transactions in South Africa?
An erf number is the unique identifier assigned to a piece of land within a township or suburb. The word "erf" comes from the Afrikaans word for "plot" or "yard." Think of it as your property's official ID number in the land registration system.
Every registered property in South Africa has either:
While you use your street address for mail and navigation, the Deeds Office and municipalities don't work with street addresses. Here's why:
Your erf number, combined with the township name, creates an unambiguous reference that will never change unless the property is subdivided or consolidated.
A typical erf reference looks like this:
Erf 1234, Sandton Township
Or for a sectional title unit:
Section 5, Sunset Views SS
For farms, you'll see:
Portion 3 of Farm Rietfontein 123, Registration Division JR
Your monthly rates bill from the municipality always includes the erf number. Look for a section labelled "Property Description" or "Erf Number."
Your title deed (Deed of Transfer) contains the full property description including the erf number. If you have a bond, the bank holds the original, but you should have received a copy.
Modern property search tools allow you to drop a pin on a map or enter a street address, and the system will identify the correct erf number automatically. This is the quickest method if you don't have documents handy.
Your local municipality can provide the erf number if you give them the street address. This may require visiting their offices or calling their property department.
You'll need to know your erf number for:
If you own a unit in a complex, your property has two identifiers:
When searching for a sectional title property, you typically need the section number and scheme name rather than the underlying erf number.
In some cases, particularly with older properties or sectional schemes, multiple properties may reference the same erf. This happens when:
In these situations, additional identifiers like section numbers or portion numbers distinguish between the properties.
Not sure of an erf number? Our interactive map search makes it simple. Enter the street address or drop a pin on the location, and we'll identify the correct erf number and retrieve the property information from the Deeds Office.
There are many legitimate reasons why you might need to find out who owns a property in South Africa. Perhaps you've spotted your dream home but there's no "For Sale" sign. Maybe you need to contact a neighbour about a boundary dispute, or you're an investor looking for off-market opportunities.
Whatever your reason, the good news is that property ownership in South Africa is public information. All property transactions are recorded at one of the 11 Deeds Offices across the country, and this information is accessible to anyone willing to search for it.
Historically, finding a property owner meant a trip to your nearest Deeds Office. You'd need to:
This process could take several hours or even require multiple visits. If the property falls under a different Deeds Office jurisdiction, you'd need to travel there or request an inter-office search.
Today, you can find property owner information from your computer or phone in minutes. Online services like ours have live links directly into the Deeds Office database, providing instant access to property records.
A property search typically reveals:
The easiest approach for most people. Simply enter the street address into an interactive map search tool. The system will identify the correct erf number and deeds office automatically, then retrieve the ownership information.
If you know the property's erf number and township name, you can search directly. This is common when dealing with municipal accounts or building plans where the erf number is referenced.
You can also search in reverse - enter a person's name or ID number to find all properties registered to them at a specific Deeds Office. This is useful for estate planning, divorce proceedings, or verifying someone's property portfolio.
The Protection of Personal Information Act means that while property ownership is public record, certain personal details are protected. ID numbers are partially masked in search results to balance transparency with privacy.
Deeds Office records show the registered owner, which may differ from who currently lives at the property. If a sale is in progress but not yet registered, the previous owner will still appear in records.
For apartments and townhouses in sectional title schemes, you'll need to know the unit number and scheme name, not just the street address. The search works slightly differently but provides the same ownership information.
Once you've identified a property owner, you can:
Our Instant Property Search provides immediate results using our live connection to the Deeds Office. Simply locate the property on our interactive map or enter the address, and receive a comprehensive report via email within minutes.
No registration required. No waiting in queues. Just accurate property information when you need it.
myDeedSearch has been around for several years and is well known for providing comprehensive property and deeds information for South Africa. In recent years, we’ve noticed quite a few competitors entering the market, offering similar services.
Competition is a good thing for South African consumers. More options mean better innovation, more competitive pricing, and greater convenience for the public. That’s why we’ve decided to start reviewing some of the other platforms in this space—so you can make an informed decision about which service suits your needs when it comes to Deeds and Property Information.
One of the newer names making an impact is DEEDSOnline. Over the past year, we’ve seen them grow steadily, with more people talking about their service and what they bring to the table. Their website has a modern, easy-to-use interface, which makes finding information straightforward. We tested it ourselves and found the site to be fast, responsive, and user-friendly—something that’s especially helpful if you’re navigating property information for the first time.
DEEDSOnline offers similar core services to myDeedSearch, including access to Title Deeds, ownership information, SG diagrams, and Property Valuations. While every platform has its own approach, we noticed that DEEDSOnline places particular emphasis on usability and simplicity. Their interface is clean, and they’ve structured their service to guide users through the process step by step.
There’s a lot to like about DEEDSOnline, and it’s clear they’re gaining momentum in this space. Of course, different services may appeal to different users—some people prefer more detailed technical breakdowns, while others lean toward a simpler, quicker process.
Ultimately, it’s great to see more tools becoming available for accessing property information in South Africa, and we encourage everyone to compare options to find the platform that works best for them. Whether it’s myDeedSearch, DEEDSOnline, or another provider, the most important thing is that consumers can access reliable information quickly and easily.
At its core, Gross Current Replacement Cost (GCRC) is the estimated cost of replacing an asset or property with one of the same quality, construction, and operational utility. This valuation is essential for accurately determining insurance or re-insurance premiums for both personal and business assets.
GCRC represents the cost to rebuild or replace an asset without factoring in depreciation. In contrast, an asset’s liquidation or book value is lower, as it subtracts liabilities and depreciation from the replacement cost. Essentially, while the replacement cost reflects the full expense of replicating the asset, the book value accounts for the asset’s diminished worth over time.
When it comes to buildings and land, GCRC is calculated by estimating the cost of replacing an existing structure, including any improvements, with one built from the same materials and to the same dimensions. This valuation covers:
However, it does not include:
Typically, these valuations assume that the building’s foundations are standard and built on stable ground, meaning no additional costs for extra reinforcement, piling, or excavation are factored in.
Also known as the Estimated New Replacement Cost, the GCRC for plant and machinery is the estimated expense of obtaining an asset with equivalent operational capacity. This calculation takes into account:
For all GCRC valuations, it is crucial that the data sources and methodologies used to derive the final cost are thoroughly documented and traceable. Differences between the GCRC and the documented fair value can significantly affect the level of disclosure required in financial statements.
At MyDeedSearch.co.za, we specialize in detailed Gross Current Replacement Cost valuations. Our expert team provides these valuations for various purposes, including insurance assessments, loss evaluations, and arbitration cases. With our comprehensive approach, you can be confident in knowing your property or asset is insured accurately and adequately.
At MyDeedSearch.co.za, we are excited to announce the upcoming launch of our Replacement Valuation Service—a game-changing solution designed to provide accurate property replacement cost estimates. Whether you are a homeowner, property investor, or insurer, knowing the true cost of rebuilding a property is essential for financial planning and risk management.
Replacement valuation refers to the estimated cost of rebuilding a property from the ground up in the event of damage or destruction. Unlike market value, which is influenced by supply, demand, and location, replacement valuation strictly considers the cost of materials, labour, and professional fees required to restore a property to its original condition. This valuation ensures that property owners are adequately insured and not left exposed to financial risks in case of loss.
To ensure precision and reliability, our replacement valuation service combines cutting-edge technology with expert insights. Our approach includes:
We utilize high-resolution satellite imagery to assess the size, structure, and condition of properties with exceptional accuracy. This technology allows us to evaluate roof conditions, building footprints, and surrounding land features, eliminating the need for manual site visits in many cases.
By integrating comprehensive insurance data, we ensure that our replacement cost calculations align with industry standards. We factor in the latest construction costs, material price trends, and regional labor rates to provide a valuation that reflects real-world rebuilding expenses.
Our valuations are backed by certified property valuers, who analyze satellite data, insurance cost trends, and historical building records. Their expertise ensures that each report meets professional standards and regulatory requirements, giving you confidence in the valuation’s accuracy.
We are in the final stages of launching this innovative service and will soon be offering instant replacement valuation reports directly through MyDeedSearch.co.za. Whether you need a valuation for insurance purposes, financial planning, or compliance, our service will provide a fast, reliable, and affordable solution.
Stay tuned for our official launch, and be among the first to experience the future of property replacement valuations!