3 Bedroom House with Outbuilding and Cottage
423636 · Lenasia · Lenasia · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 623 290.11 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 891 000.00 |
| Sheriff's commission | R 23 865.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 579.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 958 444.75 |
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 116 544.75 |
| Balance by 26 Aug 2026 | R 801 900.00 |
| All-in, floor to ceiling | R 958 444.75 – R 1 237 581.73 |
| All-in per m² at the ceiling | R 3 117.33 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B32194/2019 | R 1 680 000.00 |
Nearby sales · 13 used of 13
= Consistent with its own 2019 sale of R 1 600 000.00, at -8.4% a year over 6.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2906 | R 1 511 | R 600 000 | 397 | 117 | 2025 |
| Erf 4619 | R 1 650 | R 850 000 | 515 | 233 | 2025 |
| Erf 3354 | R 1 735 | R 550 000 | 317 | 209 | 2026 |
| Erf 3336 | R 1 767 | R 560 000 | 317 | 82 | 2025 |
| Erf 4175 | R 1 915 | R 950 000 | 496 | 148 | 2025 |
| Erf 9576 | R 2 167 | R 570 000 | 263 | 160 | 2024 |
| Erf 9576 | R 2 203 | R 575 000 | 261 | 217 | 2025 |
| Erf 4207 | R 2 218 | R 1 100 000 | 496 | 89 | 2025 |
| Erf 4247 | R 2 571 | R 1 275 000 | 496 | 116 | 2025 |
| Erf 2835 | R 3 023 | R 1 200 000 | 397 | 16 | 2025 |
| Erf 2867 | R 3 024 | R 1 500 000 | 496 | 191 | 2025 |
| Erf 2855 | R 3 050 | R 1 150 000 | 377 | 121 | 2024 |
| Erf 2905 | R 3 149 | R 1 250 000 | 397 | 115 | 2026 |
| Erf 9576 | R 3 740 | R 475 000 | 127 | 189 | 2024 |
| Erf 9576 | R 6 213 | R 1 050 000 | 169 | 167 | 2025 |
13 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 600 000.00 and R 1 250 000.00. 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 | 055243/2024 |
| 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 2024 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.