5 Bedroom Family Home with Outbuilding and Pool
423588 · Centurion West · Kosmosdal · 5 bed · freehold · auction 3 Aug 2026
Walk away above R 4 087 594.21 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, opening, anchored to market value | R 1 388 798.87 |
| Sheriff's commission | R 31 331.98 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 699.80 |
| Transfer duty | R 8 663.97 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 493 494.62 |
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 203 575.64 |
| Balance by 24 Aug 2026 | R 1 249 918.98 |
| All-in, floor to ceiling | R 1 493 494.62 – R 4 629 329.57 |
| All-in per m² at the ceiling | R 4 972.43 |
Registered against the title · 1
| Bond, Pty Ltd B51628/2020 | R 3 465 000.00 |
Nearby sales · 14 used of 14
= Consistent with its own 2020 sale of R 3 850 000.00, at 3.2% a year over 5.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2488 | R 2 968 | R 2 226 076 | 750 | 122 | 2026 |
| Erf 2485 | R 3 044 | R 2 700 000 | 887 | 73 | 2024 |
| Erf 2424 | R 3 954 | R 3 100 000 | 784 | 151 | 2025 |
| Erf 2531 | R 4 161 | R 3 350 000 | 805 | 189 | 2024 |
| Erf 2641 | R 4 286 | R 3 300 000 | 770 | 275 | 2025 |
| Erf 2430 | R 4 672 | R 3 350 000 | 717 | 157 | 2025 |
| Erf 2469 | R 4 933 | R 3 700 000 | 750 | 169 | 2024 |
| Erf 2636 | R 5 012 | R 4 350 000 | 868 | 191 | 2024 |
| Erf 2497 | R 5 154 | R 3 850 000 | 747 | 241 | 2025 |
| Erf 2488 | R 5 200 | R 3 900 000 | 750 | 122 | 2026 |
| Erf 2475 | R 5 333 | R 4 000 000 | 750 | 85 | 2024 |
| Erf 2482 | R 5 359 | R 4 399 900 | 821 | 70 | 2024 |
| Erf 2487 | R 6 000 | R 4 500 000 | 750 | 105 | 2025 |
| Erf 2491 | R 6 193 | R 5 400 000 | 872 | 94 | 2025 |
| Unit 3 Rose | R 10 976 | R 3 600 000 | 328 | 265 | 2025 |
14 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 2 763 302.34 and R 5 765 366.97. 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 · 6
| Registration to bid, refundable | R 20 000.00 |
| Case number | 134341/2024 |
| 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 14 nearby sales, sold 2024 to 2026, 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.