Land with Residential Zoning
416005 · Bethlehem · Clarens · freehold · auction 31 Jul 2026
Walk away above R 116 947.41 Bid more than this and the all-in cost, provisions at full, passes what the property is worth. It is a ceiling on the bid, not a forecast of it, and it moves with the provisions.
Firm, figures that exist
| Bid price, opening, anchored to market value | R 87 908.86 |
| Sheriff's commission | R 5 274.53 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 791.18 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 118 974.57 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Holding cost | R 4 500.00 – R 13 500.00 |
| Provisioned range | R 4 500.00 – R 143 500.00 |
Cash
| On auction day | R 14 856.60 |
| Balance by 21 Aug 2026 | R 79 117.97 |
| All-in, floor to ceiling | R 118 974.57 – R 293 029.54 |
| All-in per m² at the ceiling | R 418.02 |
Nearby sales · 10 used of 15
= Consistent with its own 2016 sale of R 244 000.00, at 1.9% a year over 9.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1163 | R 340 | R 246 000 | 724 | 20 | 2025 |
| Erf 1117 | R 342 | R 240 000 | 702 | 123 | 2024 |
| Erf 1116 | R 342 | R 240 000 | 701 | 124 | 2024 |
| Erf 1132 | R 357 | R 250 000 | 700 | 117 | 2025 |
| Erf 1110 | R 372 | R 300 000 | 807 | 86 | 2026 |
| Erf 1157 | R 464 | R 325 000 | 700 | 103 | 2025 |
| Erf 1115 | R 609 | R 435 000 | 714 | 128 | 2025 |
| Erf 1143 | R 610 | R 427 000 | 700 | 168 | 2025 |
| Erf 1104 | R 643 | R 450 000 | 700 | 159 | 2026 |
| Erf 1080 | R 663 | R 350 000 | 528 | 214 | 2025 |
| Erf 1069 out | R 3 074 | R 1 780 000 | 579 | 149 | 2024 |
| Erf 1069 out | R 3 454 | R 2 000 000 | 579 | 149 | 2025 |
| Erf 1117 out | R 3 974 | R 2 790 000 | 702 | 123 | 2025 |
| Erf 1167 out | R 4 510 | R 3 080 000 | 683 | 60 | 2024 |
| Erf 1073 out | R 4 762 | R 2 500 000 | 525 | 201 | 2025 |
10 nearby sales, sold 2024 to 2026; 5 excluded as outliers. The 5 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 238 185.08 and R 464 678.03. Sizes are in m² and distances in metres. Evidence about the area, not a valuation of this property, which nobody has inspected.
Recited by the notice · 7
| Occupancy | vacant |
| Sale held by | OF THE COURT BETHLEHEM 257 COMMISSIONER STREET |
| Case number | 573/2022 |
| Evidence read | 2026-07-31 |
Flags · 4
The municipal arrears figure is a provision, not a quote. A non-owner may not obtain the clearance figure from the municipality; the sheriff gives an estimate on the day. Do not bid against the midpoint of this range.
Market value is derived from 10 nearby sales, sold 2024 to 2026; 5 excluded as outliers, at the median of rate per square metre. It is evidence about the area, not a valuation of this property, which nobody has inspected.
Attorneys for the execution creditor: LEVINE & FREEDMAN ATTORNEYS (087 265 1831). This is the practical route to an arrears figure before auction day.