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I would also separate initial asking prices from later reductions. A property can move quickly after repricing without showing strong demand at its original ask. Completed prices would help, but neighbourhood and price-band splits matter too; otherwise a few more listings near ZAR 12,470,000...

I wouldn’t assume every duplicate is a portal failure. Student properties can have several rooms, unit types or advertisers attached to one building. Stale status is the more concerning issue because it wastes an enquiry outright. Compare the address wording, photos, floor area and price before...

Two business days sounds workable unless a weekend, public holiday or the seller’s circumstances make it impractical. Ask the agent first whether the seller needs a particular completion date; flexibility only has value if it solves their problem. On the deposit, make sure the written...

I agree with the alternatives, but do not combine them so loosely that responsibility becomes unclear. Record exactly which defects are covered, who pays, and whether accepting a credit settles those inspection items. Before waiving any inspection protection, have the lender and the appropriate...

Two percent is only ZAR 404,000 here, so an offer of ZAR 19,796,000 does not strike me as aggressive. Keep the explanation short: updating costs, uncertain completed comparables, credible financing and flexible timing. Give the seller a clear response deadline, but not an artificially tiny one...