3 Bedroom House with Outbuilding on Large Erf
423626 · Centurion West · The Reeds · 3 bed · freehold · auction 3 Aug 2026
Walk away above R 1 541 430.89 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 1 400 000.00 |
| Sheriff's commission | R 31 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 725.00 |
| Transfer duty | R 9 000.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 505 225.00 |
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 195 225.00 |
| Balance by 24 Aug 2026 | R 1 260 000.00 |
| All-in, floor to ceiling | R 1 505 225.00 – R 1 841 165.00 |
| All-in per m² at the ceiling | R 2 123.60 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B37882/2015 | R 700 000.00 |
| Interdict I-1005/2026AT | — |
Nearby sales · 11 used of 11
= Consistent with its own 2014 sale of R 1 200 000.00, at 3.7% a year over 11.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3788 | R 1 188 | R 740 000 | 623 | 153 | 2023 |
| Erf 3621 | R 1 832 | R 1 050 000 | 573 | 196 | 2025 |
| Erf 3688 | R 1 849 | R 1 100 000 | 595 | 105 | 2025 |
| Erf 3706 | R 2 017 | R 1 200 000 | 595 | 143 | 2024 |
| Erf 3702 | R 2 101 | R 1 250 000 | 595 | 79 | 2024 |
| Erf 3750 | R 2 125 | R 1 390 000 | 654 | 57 | 2025 |
| Erf 3669 | R 2 155 | R 1 450 000 | 673 | 134 | 2024 |
| Erf 40 | R 2 155 | R 2 155 000 | 1000 | 274 | 2026 |
| Erf 3645 | R 2 369 | R 1 450 000 | 612 | 195 | 2024 |
| Erf 3647 | R 2 369 | R 1 450 000 | 612 | 210 | 2025 |
| Erf 3788 | R 2 408 | R 1 500 000 | 623 | 153 | 2025 |
| Erf 3606 | R 2 509 | R 1 450 000 | 578 | 105 | 2025 |
| Erf 3690 | R 2 605 | R 1 550 000 | 595 | 71 | 2024 |
| Erf 3709 | R 2 689 | R 1 600 000 | 595 | 193 | 2025 |
| Erf 3604 | R 3 028 | R 1 750 000 | 578 | 77 | 2024 |
11 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 029 823.43 and R 2 625 000.00. 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 · 7
| Registration to bid, refundable | R 10 000.00 |
| 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 11 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: LOUISE TONKIN INC ATTORNEYS (011 472 2828). 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.