3 Bedroom House with Double Garage
421220 · Wonderboom · Annlin · 3 bed · freehold · auction 31 Jul 2026
Walk away above R 985 943.19 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 591 000.00 |
| Sheriff's commission | R 19 365.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 904.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 653 269.75 |
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 81 369.75 |
| Balance by 21 Aug 2026 | R 531 900.00 |
| All-in, floor to ceiling | R 653 269.75 – R 901 889.23 |
| All-in per m² at the ceiling | R 1 796.59 |
Registered against the title · 2
| Bond, Nedbank Ltd B22691/2022 | R 1 166 037.00 |
| Interdict I-3205/2025AT | — |
Nearby sales · 12 used of 13
= Consistent with its own 2022 sale of R 1 160 000.00, at 1.6% a year over 4.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 908 out | R 1 500 | R 750 000 | 500 | 114 | 2024 |
| Erf 880 | R 1 964 | R 1 200 000 | 611 | 299 | 2025 |
| Erf 930 | R 2 000 | R 1 000 000 | 500 | 132 | 2024 |
| Erf 874 | R 2 330 | R 1 300 000 | 558 | 205 | 2024 |
| Erf 951 | R 2 400 | R 1 200 000 | 500 | 185 | 2025 |
| Erf 785 | R 2 402 | R 1 600 000 | 666 | 92 | 2023 |
| Erf 935 | R 2 474 | R 1 299 000 | 525 | 184 | 2024 |
| Erf 932 | R 2 480 | R 1 240 000 | 500 | 148 | 2025 |
| Erf 904 | R 2 500 | R 1 250 000 | 500 | 182 | 2026 |
| Erf 804 | R 2 588 | R 1 299 000 | 502 | 140 | 2024 |
| Erf 913 | R 2 695 | R 1 350 000 | 501 | 159 | 2024 |
| Erf 802 | R 2 832 | R 1 620 000 | 572 | 176 | 2025 |
| Erf 968 | R 2 857 | R 1 460 000 | 511 | 86 | 2025 |
| Unit 35 Sagewood 531 Roeloe Street | R 6 696 | R 750 000 | 112 | 361 | 2026 |
| Unit 27 Sagewood 531 Roeloe Street | R 9 000 | R 900 000 | 100 | 361 | 2026 |
12 nearby sales, sold 2023 to 2026; 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 985 924.71 and R 1 434 285.71. 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
| Sale held by | Tshwane North's offices |
| 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 12 nearby sales, sold 2023 to 2026; 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: VDT Attorneys Inc. (012-4521300). This is the practical route to an arrears figure before auction day.