2 Bedroom Apartment
421211 · Wonderboom · Montana Tuine · 2 bed · sectional · auction 31 Jul 2026
Walk away above R 335 135.79 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, reserve published on the listing | R 370 000.00 |
| Sheriff's commission | R 15 450.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 317.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 412 767.50 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| Eviction | R 0.00 – R 45 000.00 |
| Holding cost | R 4 500.00 – R 13 500.00 |
| Provisioned range | R 4 500.00 – R 248 500.00 |
Cash
| On auction day | R 54 767.50 |
| Balance by 21 Aug 2026 | R 333 000.00 |
| All-in, floor to ceiling | R 412 767.50 – R 699 595.75 |
| All-in per m² at the ceiling | R 12 062.00 |
Registered against the title · 1
| Bond, Pty Ltd SB1986/2022 | R 756 000.00 |
Nearby sales · 11 used of 13
= Consistent with its own 2021 sale of R 630 000.00, at -0.2% a year over 4.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 52 Crimson Manor 1409 Chat Street out | R 6 897 | R 400 000 | 58 | 0 | 2025 |
| Unit 8 Mopani 4 47 Cello Street | R 8 397 | R 1 100 000 | 131 | 128 | 2025 |
| Unit 66 Crimson Manor 1409 Chat Street | R 10 172 | R 590 000 | 58 | 0 | 2025 |
| Unit 83 Crimson Manor 1409 Chat Street | R 10 690 | R 620 000 | 58 | 0 | 2025 |
| Unit 59 Crimson Manor 1409 Chat Street | R 10 690 | R 620 000 | 58 | 0 | 2025 |
| Unit 93 Crimson Manor 1409 Chat Street | R 10 759 | R 624 000 | 58 | 0 | 2026 |
| Unit 69 Crimson Manor 1409 Chat Street | R 10 776 | R 625 000 | 58 | 0 | 2026 |
| Unit 27 Crimson Manor 1409 Chat Street | R 10 776 | R 625 000 | 58 | 0 | 2026 |
| Unit 8 Crimson Manor 1409 Chat Street | R 10 862 | R 630 000 | 58 | 0 | 2025 |
| Unit 5 Crimson Manor 1409 Chat Street | R 10 949 | R 646 000 | 59 | 0 | 2025 |
| Unit 1 Crimson Manor 1409 Chat Street | R 11 034 | R 640 000 | 58 | 0 | 2026 |
| Unit 71 Crimson Manor 1409 Chat Street | R 11 207 | R 650 000 | 58 | 0 | 2026 |
| Unit 13 Crimson Manor 1409 Chat Street | R 11 207 | R 650 000 | 58 | 0 | 2025 |
| Unit 8 Mopani 5 596 Chadwick Street | R 11 635 | R 1 850 000 | 159 | 138 | 2026 |
| Unit 75 Crimson Manor 1409 Chat Street out | R 11 897 | R 690 000 | 58 | 0 | 2025 |
11 nearby sales, sold 2025 to 2026; 2 excluded as outliers. The 2 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 590 000.00 and R 650 000.00. 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
| Case number | 2024/0339 |
| Evidence read | 2026-07-31 |
Flags · 5
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 11 nearby sales, sold 2025 to 2026; 2 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: Friedland Hart Solomon Nicolson ((012) 424-0200). This is the practical route to an arrears figure before auction day.