2 Bedroom House with Dining Room
423580 · Soweto West · Senaoane · 2 bed · freehold · auction 30 Jul 2026
Walk away above R 414 779.64 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 375 000.00 |
| Sheriff's commission | R 15 625.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 343.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 417 968.75 |
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 105 468.75 |
| Balance by 20 Aug 2026 | R 337 500.00 |
| All-in, floor to ceiling | R 417 968.75 – R 645 190.63 |
| All-in per m² at the ceiling | R 2 481.50 |
Registered against the title · 5
| Bond, Nedbank Ltd B75795/2007 | R 30 200.00 |
| Bond, Nedbank Ltd B45339/2007 | R 205 200.00 |
| Interdict I-901/2014AT | — |
| Interdict I-6152/2008AT | — |
| Interdict I-461/2025AT | — |
Nearby sales · 11 used of 11
= Consistent with its own 2006 sale of R 190 000.00, at 6.4% a year over 19.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1947 | R 635 | R 165 000 | 260 | 321 | 2025 |
| Erf 433 | R 927 | R 240 000 | 259 | 32 | 2024 |
| Erf 649 | R 1 473 | R 380 000 | 258 | 278 | 2024 |
| Erf 394 | R 2 000 | R 520 000 | 260 | 90 | 2024 |
| Erf 246 | R 2 000 | R 520 000 | 260 | 229 | 2025 |
| Erf 246 | R 2 000 | R 520 000 | 260 | 229 | 2021 |
| Erf 661 | R 2 328 | R 610 000 | 262 | 93 | 2023 |
| Erf 256 | R 2 353 | R 600 000 | 255 | 241 | 2024 |
| Erf 373 | R 2 490 | R 650 000 | 261 | 95 | 2024 |
| Erf 1947 | R 2 500 | R 650 000 | 260 | 321 | 2025 |
| Erf 397 | R 2 703 | R 700 000 | 259 | 63 | 2025 |
| Erf 1930 | R 3 035 | R 23 280 000 | 7670 | 197 | 2023 |
| Erf 431 | R 3 064 | R 766 000 | 250 | 53 | 2024 |
| Erf 718 | R 3 101 | R 800 000 | 258 | 117 | 2024 |
| Erf 710 | R 3 416 | R 895 000 | 262 | 182 | 2023 |
11 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 165 000.00 and R 888 167.94. 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 · 9
| Registration to bid, refundable | R 50 000.00 |
| Sale held by | Soweto West |
| Case number | 2020/3153 |
| 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 11 nearby sales, sold 2023 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: Rossouws Lesie Inc. ((011)7269000). This is the practical route to an arrears figure before auction day.