2 Bedroom House with Fenced Yard
421343 · Vredenburg · Diazville · 2 bed · freehold · auction 30 Jul 2026
Walk away above R 97 714.08 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 recited | R 300 000.00 |
| Sheriff's commission | R 13 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 950.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 339 950.00 |
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 44 950.00 |
| Balance by 20 Aug 2026 | R 270 000.00 |
| All-in, floor to ceiling | R 339 950.00 – R 559 657.50 |
| All-in per m² at the ceiling | R 1 580.95 |
Registered against the title · 2
| Bond, Ltd B16228/2020 | R 380 000.00 |
| Interdict I-1450/2024AT | — |
Nearby sales · 11 used of 12
= Consistent with its own 2020 sale of R 380 000.00, at -2.9% a year over 6.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 7323 | R 13 | R 2 879 | 230 | 129 | 2023 |
| Erf 9230 | R 59 | R 9 500 | 160 | 239 | 2025 |
| Erf 5296 | R 460 | R 162 500 | 353 | 151 | 2025 |
| Erf 7284 | R 488 | R 261 000 | 535 | 215 | 2024 |
| Erf 9301 | R 718 | R 150 000 | 209 | 155 | 2023 |
| Erf 9484 | R 889 | R 160 000 | 180 | 139 | 2024 |
| Erf 9303 | R 898 | R 247 000 | 275 | 175 | 2024 |
| Erf 9481 | R 1 008 | R 159 300 | 158 | 176 | 2025 |
| Erf 8554 | R 1 109 | R 275 000 | 248 | 118 | 2025 |
| Erf 8216 | R 1 130 | R 400 000 | 354 | 24 | 2024 |
| Erf 9355 | R 1 247 | R 247 000 | 198 | 232 | 2025 |
| Erf 8555 | R 1 504 | R 570 000 | 379 | 120 | 2025 |
| Erf 5297 | R 2 397 | R 846 000 | 353 | 147 | 2025 |
| Erf 9266 | R 2 463 | R 399 000 | 162 | 193 | 2025 |
| Erf 8554 out | R 3 185 | R 790 000 | 248 | 118 | 2026 |
11 nearby sales, sold 2023 to 2025; 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 4 431.16 and R 848 396.60. 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 · 7
| Sale held by | of the High Court Vredenburg at 4 Dorp Street |
| Case number | 20775/2023 |
| 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 11 nearby sales, sold 2023 to 2025; 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: LGR Incorporated (0128174843). This is the practical route to an arrears figure before auction day.