3 Bedroom House on Large Erf
421215 · Vereeniging · Ironsyde · 3 bed · freehold · auction 30 Jul 2026
Walk away above R 311 968.38 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 162 270.03 |
| Sheriff's commission | R 8 179.45 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 226.92 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 196 676.40 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| 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 188 500.00 |
Cash
| On auction day | R 25 633.37 |
| Balance by 20 Aug 2026 | R 146 043.03 |
| All-in, floor to ceiling | R 196 676.40 – R 540 900.10 |
| All-in per m² at the ceiling | R 288.94 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B101911/2008 | R 200 000.00 |
| Bond, Standard Bank Of South Africa Ltd B55702/2012 | R 50 000.00 |
Nearby sales · 4 used of 4
= Consistent with its own 2007 sale of R 200 000.00, at 5.4% a year over 18.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1075 | R 5 | R 2 800 | 552 | 599 | 2023 |
| Erf 384 | R 101 | R 275 000 | 2726 | 181 | 2024 |
| Erf 1174 | R 189 | R 50 000 | 265 | 787 | 2025 |
| Erf 103 | R 202 | R 400 000 | 1982 | 443 | 2023 |
| Erf 1833 | R 339 | R 150 000 | 443 | 461 | 2025 |
| Erf 564 | R 376 | R 1 100 000 | 2925 | 708 | 2023 |
| Erf 102 | R 408 | R 800 000 | 1963 | 435 | 2024 |
| Erf 1544 | R 620 | R 155 000 | 250 | 858 | 2025 |
| Erf 1833 | R 1 016 | R 450 000 | 443 | 461 | 2025 |
| Erf 1813 | R 1 050 | R 349 801 | 333 | 326 | 2025 |
| Erf 45 | R 1 066 | R 275 000 | 258 | 529 | 2025 |
| Erf 1127 | R 1 477 | R 480 000 | 325 | 733 | 2025 |
| Erf 1076 | R 1 534 | R 580 000 | 378 | 612 | 2023 |
| Erf 1813 | R 1 676 | R 558 000 | 333 | 326 | 2025 |
| Erf 31 | R 2 680 | R 670 000 | 250 | 526 | 2025 |
4 nearby sales, sold 2023 to 2024. The median runs across the rest, and the rates they span put this erf between R 188 848.13 and R 762 913.91. 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 · 4
| Sale held by | of the High Court SHERIFF VEREENIGING at 97 General Hertzog Road |
| 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 4 nearby sales, sold 2023 to 2024, 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: LGR Incorporated (0128174843). This is the practical route to an arrears figure before auction day.