2 Bedroom Apartment with Balcony
421309 · East London · East London · 2 bed · sectional · auction 31 Jul 2026
Walk away above R 318 034.32 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 100 000.00 |
| Sheriff's commission | R 6 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 900.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 131 900.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 16 900.00 |
| Balance by 21 Aug 2026 | R 90 000.00 |
| All-in, floor to ceiling | R 131 900.00 – R 390 802.50 |
| All-in per m² at the ceiling | R 4 765.88 |
Registered against the title · 4
| Bond, Absa Bank Ltd SB935/2016 | R 500 000.00 |
| Bond, Absa Bank Ltd SB515/2010 | R 170 000.00 |
| Bond, Absa Bank Ltd SB522/1992 | R 66 000.00 |
| Interdict I-893/2022AT | — |
Nearby sales · 6 used of 6
= Consistent with its own 1991 sale of R 61 000.00, at 6.8% a year over 34.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| re Avenue Unit 3629 East London | R 849 | R 1 490 000 | 1754 | 297 | 2025 |
| Unit 3585 East London | R 1 258 | R 1 180 000 | 938 | 241 | 2025 |
| Unit 3594 East London | R 1 304 | R 1 000 000 | 767 | 152 | 2024 |
| re Avenue Unit 3619 East London | R 1 392 | R 1 825 000 | 1311 | 264 | 2025 |
| re Avenue Unit 3626 East London | R 1 448 | R 1 200 000 | 829 | 335 | 2026 |
| Unit 3599 East London | R 1 565 | R 1 200 000 | 767 | 202 | 2025 |
| Unit 3716 East London | R 1 893 | R 1 200 000 | 634 | 80 | 2025 |
| Unit 3608 East London | R 1 953 | R 1 500 000 | 768 | 185 | 2026 |
| Unit 42210 East London | R 5 172 | R 1 050 000 | 203 | 307 | 2025 |
| Unit 1 Marlex Terrace 25 Wembley Drive | R 5 859 | R 750 000 | 128 | 50 | 2025 |
| Unit 5 Sao Paulo 23 Wembley Drive | R 6 435 | R 695 000 | 108 | 25 | 2023 |
| Unit 2 Santos 21 Wembley Drive | R 7 403 | R 570 000 | 77 | 0 | 2025 |
| Unit 6 Sao Paulo 23 Wembley Drive | R 7 407 | R 600 000 | 81 | 25 | 2023 |
| Unit 4 Grasan Court 13 Wembley Drive | R 7 800 | R 780 000 | 100 | 100 | 2026 |
| Unit 2 Sao Paulo 23 Wembley Drive | R 8 333 | R 650 000 | 78 | 25 | 2025 |
6 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 480 468.75 and R 683 333.33. 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 · 5
| 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 6 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: VELILE TINTO & ASSOCIATES INC. ((012) 8073366). This is the practical route to an arrears figure before auction day.