4 Bedroom Family Home with Garage
421302 · Wonderboom · The Orchards · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 650 807.27 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 760 000.00 |
| Sheriff's commission | R 21 900.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 285.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 825 185.00 |
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 121 185.00 |
| Balance by 21 Aug 2026 | R 684 000.00 |
| All-in, floor to ceiling | R 825 185.00 – R 1 090 996.00 |
| All-in per m² at the ceiling | R 3 496.78 |
Registered against the title · 2
| Bond, Pty Ltd B2730/2017 | R 477 000.00 |
| Interdict I-542/2017C | — |
Nearby sales · 14 used of 14
= Consistent with its own 2016 sale of R 530 000.00, at 5.5% a year over 10.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 4092 | R 884 | R 275 000 | 311 | 239 | 2014 |
| Erf 4232 | R 1 553 | R 601 000 | 387 | 241 | 2025 |
| Erf 3958 | R 1 709 | R 600 000 | 351 | 218 | 2024 |
| Erf 3918 | R 1 843 | R 1 170 000 | 635 | 134 | 2024 |
| Erf 4266 | R 2 008 | R 1 000 000 | 498 | 199 | 2024 |
| Erf 3949 | R 2 305 | R 710 000 | 308 | 134 | 2024 |
| Erf 3940 | R 2 355 | R 770 000 | 327 | 155 | 2025 |
| Erf 4120 | R 2 776 | R 830 000 | 299 | 187 | 2026 |
| Erf 4172 | R 3 010 | R 900 000 | 299 | 73 | 2024 |
| Erf 4153 | R 3 211 | R 960 000 | 299 | 106 | 2026 |
| Erf 4232 | R 3 230 | R 1 250 000 | 387 | 241 | 2025 |
| Erf 4137 | R 3 512 | R 1 050 000 | 299 | 151 | 2025 |
| Erf 4129 | R 3 679 | R 1 100 000 | 299 | 156 | 2026 |
| Erf 3929 | R 3 770 | R 1 195 000 | 317 | 52 | 2024 |
| Erf 4177 | R 4 348 | R 1 300 000 | 299 | 58 | 2025 |
14 nearby sales, sold 2014 to 2026. The median runs across the rest, and the rates they span put this erf between R 275 884.24 and R 1 356 521.74. 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 | 119312/2023 |
| 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 14 nearby sales, sold 2014 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.