2 Bedroom House with Outside Room
423621 · Vereeniging · Stretford Ext 1 · 2 bed · freehold · auction 6 Aug 2026
Walk away above R 149 856.07 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 311 000.00 |
| Sheriff's commission | R 13 385.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 007.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 351 392.75 |
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 46 492.75 |
| Balance by 27 Aug 2026 | R 279 900.00 |
| All-in, floor to ceiling | R 351 392.75 – R 572 244.53 |
| All-in per m² at the ceiling | R 3 814.96 |
Registered against the title · 1
| Bond, Pty Ltd B1423/2020 | R 368 119.00 |
Nearby sales · 13 used of 13
= Consistent with its own 2019 sale of R 160 000.00, at 12.6% a year over 7.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 4023 | R 605 | R 290 000 | 479 | 150 | 2025 |
| Erf 4203 | R 1 058 | R 158 677 | 150 | 206 | 2022 |
| Erf 4076 | R 1 121 | R 307 280 | 274 | 171 | 2025 |
| Erf 4023 | R 1 232 | R 590 000 | 479 | 150 | 2025 |
| Erf 4203 | R 1 333 | R 200 000 | 150 | 206 | 2025 |
| Erf 4203 | R 1 730 | R 311 363 | 180 | 202 | 2024 |
| Erf 3975 | R 1 835 | R 490 000 | 267 | 192 | 2025 |
| Erf 3978 | R 1 921 | R 340 000 | 177 | 183 | 2025 |
| Erf 4076 | R 2 482 | R 680 000 | 274 | 171 | 2025 |
| Erf 4203 | R 2 867 | R 430 000 | 150 | 59 | 2024 |
| Erf 4203 | R 3 333 | R 500 000 | 150 | 15 | 2025 |
| Erf 4203 | R 3 333 | R 600 000 | 180 | 58 | 2025 |
| Erf 4203 | R 3 371 | R 600 000 | 178 | 73 | 2024 |
| Erf 4203 | R 3 889 | R 700 000 | 180 | 202 | 2026 |
| Erf 4203 | R 4 533 | R 680 000 | 150 | 206 | 2025 |
13 nearby sales, sold 2022 to 2026. The median runs across the rest, and the rates they span put this erf between R 158 677.00 and R 680 000.00. 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 · 8
| Case number | 056110/2025 |
| 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 13 nearby sales, sold 2022 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.