2 Bedroom Apartment
421212 · Wonderboom · Winternest AH · 2 bed · sectional · auction 31 Jul 2026
Walk away above R 374 567.19 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 497 000.00 |
| Sheriff's commission | R 17 955.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 693.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 542 648.25 |
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 90 348.25 |
| Balance by 21 Aug 2026 | R 447 300.00 |
| All-in, floor to ceiling | R 542 648.25 – R 856 705.58 |
| All-in per m² at the ceiling | R 15 576.47 |
Registered against the title · 1
| Bond, Ltd SB48742/2017 | R 585 000.00 |
Nearby sales · 10 used of 11
= Consistent with its own 2017 sale of R 585 000.00, at 1.5% a year over 9.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 411 The Orchards Ext 10 | R 392 | R 620 000 | 1581 | 256 | 2025 |
| Unit 411 The Orchards Ext 10 | R 841 | R 1 330 000 | 1581 | 256 | 2025 |
| Unit 225 The Orchards Ext 3 | R 1 256 | R 1 300 000 | 1035 | 283 | 2025 |
| Unit 6 Ancrohof | R 5 862 | R 850 000 | 145 | 289 | 2025 |
| Unit 166 Orchards Village out | R 7 650 | R 306 000 | 40 | 0 | 2023 |
| Unit 1 Orchards Village | R 8 750 | R 420 000 | 48 | 0 | 2025 |
| Unit 167 Orchards Village | R 11 000 | R 440 000 | 40 | 0 | 2025 |
| Unit 40 Orchards Village | R 11 111 | R 600 000 | 54 | 0 | 2025 |
| Unit 81 Orchards Village | R 11 607 | R 650 000 | 56 | 0 | 2024 |
| Unit 35 Orchards Village | R 12 037 | R 650 000 | 54 | 0 | 2025 |
| Unit 56 Orchards Village | R 12 182 | R 670 000 | 55 | 0 | 2025 |
| Unit 166 Orchards Village | R 12 250 | R 490 000 | 40 | 0 | 2025 |
| Unit 1 Orchards Village | R 12 500 | R 600 000 | 48 | 0 | 2025 |
| Unit 160 Orchards Village | R 13 125 | R 525 000 | 40 | 0 | 2025 |
| Unit 144 Orchards Village | R 13 500 | R 540 000 | 40 | 0 | 2024 |
10 nearby sales, sold 2024 to 2025; 1 excluded as outliers. The 1 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 481 250.00 and R 742 500.00. 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 · 8
| Registration to bid, refundable | R 20 000.00 |
| Case number | 17102/2024 |
| 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 10 nearby sales, sold 2024 to 2025; 1 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.