2 Bedroom Home with Carport
423631 · Wonderboom · Soshanguve · 2 bed · freehold · auction 31 Jul 2026
Walk away above R 337 766.83 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 340 000.00 |
| Sheriff's commission | R 14 400.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 160.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 381 560.00 |
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 70 560.00 |
| Balance by 21 Aug 2026 | R 306 000.00 |
| All-in, floor to ceiling | R 381 560.00 – R 605 428.50 |
| All-in per m² at the ceiling | R 3 561.34 |
Registered against the title · 1
| Bond, Firstrand Bank Ltd B36608/2013 | R 279 000.00 |
Nearby sales · 14 used of 15
= Consistent with its own 2013 sale of R 79 800.00, at 15.7% a year over 13.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 7280 out | R 1 157 | R 221 000 | 191 | 131 | 2024 |
| Erf 7284 | R 2 540 | R 508 000 | 200 | 70 | 2023 |
| Erf 7279 | R 2 667 | R 760 000 | 285 | 179 | 2025 |
| Erf 7279 | R 2 791 | R 480 000 | 172 | 183 | 2025 |
| Erf 7288 | R 2 824 | R 480 000 | 170 | 34 | 2024 |
| Erf 7284 | R 2 865 | R 530 000 | 185 | 136 | 2025 |
| Erf 7291 | R 3 125 | R 500 000 | 160 | 158 | 2025 |
| Erf 7284 | R 3 242 | R 590 000 | 182 | 193 | 2026 |
| Erf 7288 | R 3 438 | R 550 000 | 160 | 33 | 2024 |
| Erf 7289 | R 3 438 | R 550 000 | 160 | 185 | 2025 |
| Erf 7287 | R 3 473 | R 580 000 | 167 | 101 | 2024 |
| Erf 7288 | R 3 562 | R 570 000 | 160 | 47 | 2024 |
| Erf 7289 | R 3 993 | R 599 000 | 150 | 178 | 2026 |
| Erf 7291 | R 4 062 | R 650 000 | 160 | 174 | 2026 |
| Erf 7289 | R 4 118 | R 700 000 | 170 | 198 | 2025 |
14 nearby sales, sold 2023 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 431 800.00 and R 700 000.00. 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 · 9
| Registration to bid, refundable | R 20 000.00 |
| Sale held by | TSHWANE NORTH |
| Case number | 13912/2020 |
| 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 2023 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: COETZER & PARTNERS (012 3432560). This is the practical route to an arrears figure before auction day.