2 Bedroom Home on Large Erf
423577 · Vereeniging · Stretford · 2 bed · freehold · auction 30 Jul 2026
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 2 303.12 |
Registered against the title · 2
| Bond, Pty Ltd B3784/2022 | R 356 881.00 |
| Interdict I-1167/2026AT | — |
Nearby sales · 11 used of 14
! This value implies -22.9% a year against its own 2021 sale of R 440 000.00, outside what the rest of the census shows. Treat it as unverified until someone has looked.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2062 | R 87 | R 200 000 | 2300 | 273 | 2024 |
| Erf 15034 | R 146 | R 35 000 | 240 | 222 | 2024 |
| Erf 2176 | R 370 | R 98 000 | 265 | 185 | 2023 |
| Erf 2190 | R 415 | R 110 000 | 265 | 213 | 2023 |
| Erf 15064 | R 425 | R 85 000 | 200 | 321 | 2024 |
| Erf 15040 | R 500 | R 100 000 | 200 | 217 | 2024 |
| Erf 15559 | R 525 | R 105 000 | 200 | 324 | 2024 |
| Erf 15064 | R 650 | R 130 000 | 200 | 321 | 2025 |
| Erf 2230 | R 744 | R 199 338 | 268 | 270 | 2025 |
| Erf 2162 | R 774 | R 151 000 | 195 | 159 | 2023 |
| Erf 15580 | R 825 | R 165 000 | 200 | 273 | 2021 |
| Erf 2082 | R 1 893 | R 460 000 | 243 | 18 | 2023 |
| Erf 2162 out | R 1 974 | R 385 000 | 195 | 159 | 2023 |
| Erf 2226 out | R 2 220 | R 595 000 | 268 | 289 | 2024 |
| Erf 2081 out | R 2 551 | R 620 000 | 243 | 23 | 2023 |
11 nearby sales, sold 2021 to 2025; 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 35 437.50 and R 460 000.00. 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 · 4
| Case number | 2024/1296 |
| 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 2021 to 2025; 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.