3 Bedroom House with Separate Toilet
423593 · Wonderboom · Soshanguve · 3 bed · freehold · auction 31 Jul 2026
Walk away above R 254 261.68 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 150 000.00 |
| Sheriff's commission | R 7 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 162.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 183 912.50 |
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 23 912.50 |
| Balance by 15 Aug 2026 | R 135 000.00 |
| All-in, floor to ceiling | R 183 912.50 – R 388 016.25 |
| All-in per m² at the ceiling | R 1 552.07 |
Registered against the title · 2
| Bond, Pty Ltd B10240/2020 | R 490 000.00 |
| Interdict I-3483/2024AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2019 sale of R 490 000.00, at -0.3% a year over 6.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 86 out | R 346 | R 140 000 | 405 | 341 | 2026 |
| Erf 571 | R 800 | R 200 000 | 250 | 155 | 2018 |
| Erf 686 | R 1 564 | R 480 000 | 307 | 189 | 2024 |
| Erf 1256 | R 1 704 | R 460 000 | 270 | 384 | 2026 |
| Erf 601 | R 1 720 | R 430 000 | 250 | 122 | 2023 |
| Erf 965 | R 1 815 | R 499 000 | 275 | 370 | 2025 |
| Erf 517 | R 1 833 | R 550 000 | 300 | 127 | 2021 |
| Erf 207 | R 1 847 | R 700 000 | 379 | 382 | 2026 |
| Erf 591 | R 2 000 | R 500 000 | 250 | 101 | 2026 |
| Erf 734 | R 2 090 | R 700 000 | 335 | 130 | 2023 |
| Erf 883 | R 2 159 | R 570 000 | 264 | 227 | 2026 |
| Erf 644 | R 2 200 | R 550 000 | 250 | 119 | 2026 |
| Erf 487 | R 2 259 | R 610 000 | 270 | 294 | 2025 |
| Erf 470 | R 2 574 | R 695 000 | 270 | 271 | 2023 |
| Erf 257 | R 2 656 | R 850 000 | 320 | 352 | 2025 |
14 nearby sales, sold 2018 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 200 000.00 and R 664 062.50. 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 · 8
| Case number | 133586/2023 |
| 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 14 nearby sales, sold 2018 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: Delberg Attorneys Inc. ((012) 361-5001). This is the practical route to an arrears figure before auction day.