4 Bedroom Face Brick House with Double Garage
421312 · Bethlehem · Bethlehem · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 607 620.02 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, opening, anchored to market value | R 257 602.94 |
| Sheriff's commission | R 11 516.10 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 727.42 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 295 846.46 |
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 84 003.81 |
| Balance by 21 Aug 2026 | R 231 842.65 |
| All-in, floor to ceiling | R 295 846.46 – R 858 676.47 |
| All-in per m² at the ceiling | R 1 022.23 |
Registered against the title · 2
| Bond, Nedbank Ltd B5697/2013 | R 920 000.00 |
| Interdict I-3331/2023AT | — |
Nearby sales · 10 used of 10
= Consistent with its own 2013 sale of R 920 000.00, at -0.5% a year over 13.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3697 | R 279 | R 230 000 | 823 | 282 | 2022 |
| Erf 3955 | R 294 | R 580 000 | 1975 | 168 | 2023 |
| Erf 3914 | R 400 | R 400 000 | 1000 | 140 | 2023 |
| Erf 3870 | R 422 | R 470 000 | 1113 | 170 | 2023 |
| Erf 3697 | R 608 | R 500 000 | 823 | 282 | 2023 |
| Erf 3936 | R 946 | R 1 060 000 | 1120 | 282 | 2023 |
| Erf 3931 | R 1 098 | R 1 680 000 | 1530 | 168 | 2023 |
| Erf 3970 | R 1 399 | R 1 400 000 | 1001 | 431 | 2025 |
| Erf 3881 | R 1 498 | R 1 300 000 | 868 | 145 | 2024 |
| Erf 3973 | R 1 500 | R 1 500 000 | 1000 | 433 | 2024 |
| Erf 3945 | R 2 010 | R 1 550 000 | 771 | 157 | 2023 |
| Unit 2 Avondrus 10 Dampies Du Preez Road | R 7 953 | R 1 352 000 | 170 | 250 | 2025 |
| Unit 2 Bischoff Wonings 4 Fred Bischoff Street | R 8 389 | R 1 250 000 | 149 | 309 | 2025 |
| Unit 2 Villa Rene 13 Fred Bischoff Street | R 8 879 | R 950 000 | 107 | 180 | 2026 |
| Unit 1 Jemar 18A Dampies Du Preez Road | R 10 088 | R 1 150 000 | 114 | 133 | 2025 |
10 nearby sales, sold 2022 to 2025. The median runs across the rest, and the rates they span put this erf between R 234 750.91 and R 1 688 715.95. 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 45 000.00 |
| At | 257 COMMISSIONER STREET, EUREKA |
| Case number | 1434/2023 |
| 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 10 nearby sales, sold 2022 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: HILL ((051) 447-2171). This is the practical route to an arrears figure before auction day.