4 Bedroom Family Home with Pool
421339 · Klerksdorp · Flamwood · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 1 238 304.37 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 360 000.00 |
| Sheriff's commission | R 15 100.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 265.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 402 365.00 |
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 53 365.00 |
| Balance by 21 Aug 2026 | R 324 000.00 |
| All-in, floor to ceiling | R 402 365.00 – R 628 314.00 |
| All-in per m² at the ceiling | R 486.69 |
Registered against the title · 2
| Bond, Absa Bank Ltd B44872/2014 | R 600 000.00 |
| Interdict I-1488/2024AT | — |
Nearby sales · 11 used of 12
= Consistent with its own 2014 sale of R 955 000.00, at 3.8% a year over 12.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1261 | R 370 | R 140 000 | 378 | 249 | 2024 |
| Erf 1153 | R 793 | R 1 150 000 | 1451 | 146 | 2025 |
| Erf 1254 | R 829 | R 1 100 000 | 1327 | 308 | 2021 |
| Erf 1262 | R 851 | R 880 000 | 1034 | 279 | 2025 |
| Erf 1167 | R 977 | R 1 200 000 | 1228 | 195 | 2024 |
| Erf 1243 | R 1 145 | R 1 650 000 | 1441 | 220 | 2024 |
| Erf 1167 | R 1 181 | R 1 450 000 | 1228 | 195 | 2025 |
| Erf 1244 | R 1 232 | R 1 500 000 | 1218 | 218 | 2024 |
| Erf 968 | R 1 277 | R 1 920 000 | 1503 | 300 | 2025 |
| Erf 1257 | R 1 279 | R 1 500 000 | 1173 | 262 | 2024 |
| Erf 1144 | R 1 598 | R 2 030 000 | 1270 | 66 | 2023 |
| Erf 1125 | R 1 672 | R 2 180 000 | 1304 | 158 | 2026 |
| Erf 1136 | R 2 418 | R 1 400 000 | 579 | 168 | 2026 |
| Erf 1171 | R 2 791 | R 1 200 000 | 430 | 67 | 2023 |
| Erf 1250 out | R 3 578 | R 6 000 000 | 1677 | 298 | 2024 |
11 nearby sales, sold 2021 to 2026; 1 excluded as outliers. The 1 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 1 023 190.90 and R 2 158 266.87. 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 | Klerksdorp |
| At | Noord Block, Shop 5-6 |
| Case number | 884/2022 |
| 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 11 nearby sales, sold 2021 to 2026; 1 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 Inc Attorneys ((012) 435-9444). This is the practical route to an arrears figure before auction day.