1 Bedroom House with Double Garage and Pool
421330 · Mokopane · Chroompark · 1 bed · freehold · auction 31 Jul 2026
Walk away above R 1 410 332.25 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 1 000 000.00 |
| Sheriff's commission | R 25 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 825.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 069 325.00 |
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 129 325.00 |
| Balance by 21 Aug 2026 | R 900 000.00 |
| All-in, floor to ceiling | R 1 069 325.00 – R 1 379 550.00 |
| All-in per m² at the ceiling | R 1 149.63 |
Registered against the title · 2
| Bond, Absa Bank Ltd B2526/2019 | R 1 380 000.00 |
| Interdict I-15/2025AT | — |
Nearby sales · 9 used of 12
= Consistent with its own 2019 sale of R 1 380 000.00, at 3.0% a year over 7.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1990 out | R 586 | R 860 000 | 1467 | 222 | 2025 |
| Erf 2142 out | R 645 | R 891 000 | 1382 | 146 | 2024 |
| Erf 2002 | R 1 151 | R 1 700 000 | 1477 | 211 | 2025 |
| Erf 2155 | R 1 242 | R 1 490 000 | 1200 | 129 | 2025 |
| Erf 2141 | R 1 353 | R 1 870 000 | 1382 | 190 | 2024 |
| Erf 2083 | R 1 358 | R 1 630 000 | 1200 | 191 | 2025 |
| Erf 2057 | R 1 371 | R 1 680 000 | 1225 | 72 | 2025 |
| Erf 2084 | R 1 417 | R 1 700 000 | 1200 | 167 | 2025 |
| Erf 2157 | R 1 417 | R 1 700 000 | 1200 | 187 | 2024 |
| Erf 2054 | R 1 420 | R 1 750 000 | 1232 | 155 | 2026 |
| Erf 1999 | R 1 483 | R 2 200 000 | 1483 | 145 | 2024 |
| Erf 2185 | R 1 542 | R 1 850 000 | 1200 | 153 | 2025 |
| Erf 2152 | R 1 592 | R 2 200 000 | 1382 | 100 | 2025 |
| Erf 2164 | R 1 683 | R 2 020 000 | 1200 | 256 | 2025 |
| Erf 2093 out | R 2 475 | R 2 970 000 | 1200 | 150 | 2025 |
9 nearby sales, sold 2024 to 2026; 3 excluded as outliers. The 3 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 1 490 000.00 and R 2 020 000.00. 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 · 12
| Zoning | RESIDENTIAL |
| Sale held by | Mokopane |
| At | 120A Ruiter Road, Mokopane |
| Case number | 1625/2024 |
| Evidence read | 2026-07-31 |
Flags · 3
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 9 nearby sales, sold 2024 to 2026; 3 excluded as outliers, 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: VZLR Attorneys ((012) 435-9444). This is the practical route to an arrears figure before auction day.