Blends the municipal roll, Lightstone, Virtual Agent, LOOM and a CMA comparables engine — weighted against SARB repo/prime and JSE listed-property sentiment — into a fair value range plus a recommended sweet-spot asking price.
Repo 7.25% · Prime 10.75% — SARB MPC, 23 Sep 2026 (+25 bps)
JSE SA Listed Property (SAPY): +14.3% 1-year · rates as at 13 Oct 2026
Seller Valuation Report — —
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1Property profile
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2Market & interest rates
The JSE does not set an interest rate — the SARB repo/prime drives bonds. The JSE SA Listed Property index (SAPY) is used as a market-sentiment signal.
Using built-in SARB rates as at 23 Sep 2026 MPC. Live feed works when the file is opened in a normal browser with internet.
3Valuation sources
Paste the figures you already pull from each platform. Leave a source off (or its value blank) and it is excluded — the blend re-weights automatically.
Municipal roll valuationRates base
City general valuations are typically struck 1–3 years before the roll takes effect, so they usually sit 5–20% under market. Lag-adjusted value: —
Lightstone EVM / AiAVM
Virtual Agent instant estimate
LOOM LOOMinate
LOOMinate applies computer-vision quality & condition adjustment — capture your condition score above so the CMA and model stay consistent with it.
CMA — comparable sales
Enter 3–6 recent sales in the same street/complex. Each comp is time-adjusted (suburb growth), size-adjusted, and adjusted for bedrooms, bathrooms, garages and condition — but not for extras like solar, pools or views, so allow for those when comparing. Adjusted median: —
Address
Price R
Sold date
Flo m²
Stand m²
Bed
Bath
Gar
Cond
App market model auto
Hedonic model: floor m² × suburb benchmark × stand factor × condition × features, filtered through the market-heat factor. Current estimate: —
4Source weights & costs
Weights are relative — they are re-normalised over the sources that are switched on.
Municipal roll5
Lightstone20
Virtual Agent10
LOOM20
CMA comps35
App model10
Recommended sweet spot — asking price
R —
Enter property details to generate a valuation.
—Minimum value
—Fair market value
—Maximum value
—Rate / m²
Valuation range & price ladder
Quick sale—90-day liquidation price
Sweet spot—Recommended asking price
Aspirational ceiling—Only with strong demand + condition
Expected sale price—Sweet spot − expected negotiation
1. Normalise. Each switched-on source (municipal roll, Lightstone, Virtual Agent, LOOM, CMA adjusted median, app model) is converted to a rand value. The municipal roll is lag-adjusted: roll value ÷ (1 − lag%).
2. CMA engine. Every comparable sale is adjusted to your property: time (suburb growth × months since sale), size (floor & stand), bed/bath/garage differences and condition. The median of adjusted comps is used so one outlier cannot skew the CMA.
3. Blend. Values are blended by your weights, re-normalised over active sources only. Weights are then tilted: sources closer to independent market evidence (CMA, LOOM, Lightstone) get a modest reliability tilt; more sources and tighter agreement raise confidence.
4. Market heat. A composite of interest-rate momentum (MPC move, prime level) and JSE listed-property sentiment (SAPY growth + implied cap rate) produces a heat factor of roughly 0.94–1.06, which slightly expands or compresses the range around fair value.
5. Range. Minimum and maximum are set from the blended central value ± the confidence-adjusted dispersion of sources — more agreement and more sources mean a tighter range.
6. Sweet spot. Recommended asking price = fair value × (1 + negotiation buffer), where the buffer is demand-driven (0.5%–3.5%) plus up to 2% where condition scores 5/5 (you can afford to wait). Quick-sale and aspirational ladders follow at ~0.92× and ~1.065×.
Data sources & what each one is
Municipal roll — City general valuation (e.g. City of Cape Town / Johannesburg / Tshwane) used as the rates base. Usually the most lagged, lowest-fidelity input — hence the default 5% weight and lag adjustment.
Lightstone — Deeds Office–derived automated valuations (AiAVM / Estate Agent Valuation Model), refreshed monthly. Lenders use these; treat as a strong anchor.
Virtual Agent — instant online estimate. Convenient, but hedonic-only and often wider than the market — default 10%.
LOOM — LOOM Property Insights; LOOMinate applies computer-vision quality/condition adjustment to reflect real condition — default 20%.
CMA — your own comparable sales, adjusted. This is the most local and market-true evidence — default 35%.
App model — a hedonic fallback so the calculator still returns a defensible number when no external source is available.
SARB / JSE — repo 7.25% and prime 10.75% as at the 23 Sep 2026 MPC (+25 bps); FTSE/JSE SA Listed Property (SAPY) +14.3% over 12 months. Used for buyer affordability and market-sentiment direction.
Not a professional valuation. This tool produces a price-counselling range from the figures you enter plus public rate data. It is not a sworn appraisal under the Property Valuers Profession Act, not a bank or Lightstone/LOOM/Virtual Agent valuation, and rates/indices change at each MPC and monthly index review — always verify the SARB and JSE figures before parting with a mandate, and confirm municipal values on the actual roll.
SweetSpot ZA · Valuation model v1.0 · rates as at 13 Oct 2026 · Prepared by — · —
Valuation date · Repo 7.25% / prime 10.75% (SARB, 23 Sep 2026) · JSE SAPY +14.3% (12 months) · Sources entered: · Estimates only — not a sworn valuation.