2 Bedroom House on 255 sqm Erf
421271 · Wonderboom · Soshanguve · 2 bed · freehold · auction 31 Jul 2026
Walk away above R 286 064.40 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 350 000.00 |
| Sheriff's commission | R 14 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 212.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 391 962.50 |
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 51 962.50 |
| Balance by 21 Aug 2026 | R 315 000.00 |
| All-in, floor to ceiling | R 391 962.50 – R 616 871.25 |
| All-in per m² at the ceiling | R 2 419.10 |
Registered against the title · 3
| Bond, Absa Bank Ltd B41594/2015 | R 290 000.00 |
| Bond, Absa Bank Ltd B9937/2019 | R 140 000.00 |
| Interdict I-2643/2023AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2015 sale of R 290 000.00, at 5.1% a year over 11.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 870 | R 588 | R 150 000 | 255 | 166 | 2025 |
| Erf 573 | R 1 176 | R 300 000 | 255 | 117 | 2023 |
| Erf 870 | R 1 568 | R 399 900 | 255 | 166 | 2025 |
| Erf 573 | R 1 569 | R 400 000 | 255 | 117 | 2024 |
| Erf 720 | R 1 575 | R 400 000 | 254 | 175 | 2026 |
| Erf 573 | R 1 922 | R 490 000 | 255 | 117 | 2025 |
| Erf 829 | R 1 961 | R 500 000 | 255 | 150 | 2025 |
| Erf 972 | R 2 016 | R 520 000 | 258 | 237 | 2025 |
| Erf 782 | R 2 157 | R 550 000 | 255 | 205 | 2025 |
| Erf 627 | R 2 314 | R 590 000 | 255 | 43 | 2025 |
| Erf 661 | R 2 333 | R 595 000 | 255 | 94 | 2025 |
| Erf 682 | R 2 471 | R 630 000 | 255 | 93 | 2025 |
| Erf 799 | R 2 627 | R 670 000 | 255 | 93 | 2025 |
| Erf 714 | R 2 627 | R 670 000 | 255 | 129 | 2024 |
| Erf 724 | R 2 745 | R 700 000 | 255 | 206 | 2024 |
15 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 150 000.00 and R 700 000.00. 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
| Sale held by | OF THE HIGH COURT TSHWANE NORTH |
| Case number | 31331/2022 |
| 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 2023 to 2026, 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: HACK (012 325 4185). This is the practical route to an arrears figure before auction day.