2 Bedroom House with Separate Toilet and Bathroom
421261 · Vereeniging · Lakeside · 2 bed · freehold · auction 30 Jul 2026
Walk away above R 303 864.11 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 380 000.00 |
| Sheriff's commission | R 15 800.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 370.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 423 170.00 |
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 56 170.00 |
| Balance by 20 Aug 2026 | R 342 000.00 |
| All-in, floor to ceiling | R 423 170.00 – R 650 785.50 |
| All-in per m² at the ceiling | R 2 375.13 |
Registered against the title · 2
| Bond, Pty Ltd B44132/2023 | R 590 000.00 |
| Interdict I-852/2026AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2023 sale of R 590 000.00, at -3.4% a year over 3.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3830 | R 333 | R 80 000 | 240 | 127 | 2018 |
| Erf 3650 | R 439 | R 176 000 | 401 | 66 | 2025 |
| Erf 3554 | R 1 005 | R 550 000 | 547 | 107 | 2024 |
| Erf 3658 | R 1 277 | R 300 000 | 235 | 115 | 2024 |
| Erf 3650 | R 1 746 | R 700 000 | 401 | 66 | 2025 |
| Erf 3824 | R 1 815 | R 490 000 | 270 | 123 | 2024 |
| Erf 3657 | R 1 872 | R 440 000 | 235 | 104 | 2024 |
| Erf 3669 | R 1 943 | R 480 000 | 247 | 102 | 2024 |
| Erf 3672 | R 2 060 | R 480 000 | 233 | 112 | 2024 |
| Erf 3681 | R 2 275 | R 530 000 | 233 | 180 | 2025 |
| Erf 3612 | R 2 422 | R 540 000 | 223 | 114 | 2025 |
| Erf 3610 | R 2 646 | R 590 000 | 223 | 93 | 2024 |
| Erf 3754 | R 2 694 | R 695 000 | 258 | 40 | 2025 |
| Erf 3658 | R 2 851 | R 670 000 | 235 | 115 | 2024 |
| Erf 3778 | R 2 952 | R 670 000 | 227 | 153 | 2024 |
15 nearby sales, sold 2018 to 2025. The median runs across the rest, and the rates they span put this erf between R 91 333.33 and R 808 722.47. 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 | 2024/1488 |
| 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 15 nearby sales, sold 2018 to 2025, 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: STUPEL & BERMAN INC (011 776 3000). This is the practical route to an arrears figure before auction day.