5 Bedroom Family Home
423615 · Halfway House · Cosmo City · 5 bed · freehold · auction 4 Aug 2026
Walk away above R 1 579 911.77 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 750 000.00 |
| Sheriff's commission | R 21 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 262.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 815 012.50 |
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 100 012.50 |
| Balance by 25 Aug 2026 | R 675 000.00 |
| All-in, floor to ceiling | R 815 012.50 – R 1 079 806.25 |
| All-in per m² at the ceiling | R 1 285.48 |
Registered against the title · 3
| Bond, South African Home Loans Guarantee Trust B20839/2022 | R 1 800 000.00 |
| Interdict I-5477/2024AT | — |
| Interdict I-6531/2024AT | — |
Nearby sales · 14 used of 14
= Consistent with its own 2022 sale of R 1 680 000.00, at 2.7% a year over 4.3 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 5475 | R 496 | R 211 000 | 425 | 196 | 2023 |
| re Crescent Erf 5470 Cosmo City Ext 5 | R 864 | R 400 000 | 463 | 122 | 2024 |
| Erf 5719 | R 1 150 | R 614 000 | 534 | 186 | 2025 |
| re Crescent Erf 5433 Cosmo City Ext 5 | R 1 387 | R 1 800 000 | 1298 | 26 | 2024 |
| Erf 5644 | R 1 513 | R 870 000 | 575 | 296 | 2025 |
| Erf 5509 | R 1 765 | R 750 000 | 425 | 99 | 2023 |
| Erf 5709 | R 2 204 | R 1 060 000 | 481 | 317 | 2026 |
| Erf 5475 | R 2 282 | R 970 000 | 425 | 196 | 2025 |
| Erf 5683 | R 2 511 | R 1 150 000 | 458 | 240 | 2025 |
| Erf 15617 | R 2 717 | R 1 250 000 | 460 | 175 | 2025 |
| Erf 5577 | R 2 857 | R 1 300 000 | 455 | 267 | 2024 |
| Erf 5592 | R 2 894 | R 1 230 000 | 425 | 139 | 2024 |
| Erf 5760 | R 2 990 | R 1 250 000 | 418 | 260 | 2025 |
| Erf 5446 | R 3 042 | R 1 390 000 | 457 | 49 | 2023 |
| Erf 5682 | R 4 258 | R 1 950 000 | 458 | 258 | 2025 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 417 035.29 and R 3 576 419.21. 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 · 5
| 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 2023 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: Hammond Pole Majola Inc C/o NVG Attorneys (0118741800). This is the practical route to an arrears figure before auction day.