4 Bedroom Home with Double Garage
423645 · Wonderboom · Theresapark · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 743 745.39 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 660 000.00 |
| Sheriff's commission | R 20 400.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 060.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 723 460.00 |
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 89 460.00 |
| Balance by 21 Aug 2026 | R 594 000.00 |
| All-in, floor to ceiling | R 723 460.00 – R 979 098.50 |
| All-in per m² at the ceiling | R 1 748.39 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B50768/2014 | R 1 408 500.00 |
| Interdict I-1455/2023AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2013 sale of R 245 000.00, at 11.2% a year over 13.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 804 | R 993 | R 800 000 | 806 | 164 | 2025 |
| Erf 1727 | R 1 036 | R 740 000 | 714 | 131 | 2005 |
| Erf 762 | R 1 125 | R 900 000 | 800 | 98 | 2024 |
| Erf 1777 | R 1 141 | R 800 000 | 701 | 221 | 2025 |
| Erf 797 | R 1 244 | R 995 000 | 800 | 214 | 2025 |
| Erf 749 | R 1 570 | R 1 380 000 | 879 | 232 | 2025 |
| Erf 761 | R 1 688 | R 1 350 000 | 800 | 123 | 2025 |
| Erf 806 | R 1 874 | R 1 499 000 | 800 | 114 | 2026 |
| Erf 759 | R 1 994 | R 1 595 000 | 800 | 173 | 2025 |
| Erf 1733 | R 2 381 | R 1 700 000 | 714 | 62 | 2025 |
| Erf 1755 | R 2 742 | R 1 700 000 | 620 | 55 | 2025 |
| Erf 1771 | R 2 755 | R 2 320 000 | 842 | 166 | 2024 |
| Erf 1733 | R 3 361 | R 2 400 000 | 714 | 62 | 2026 |
| Erf 1758 | R 4 853 | R 2 800 000 | 577 | 111 | 2025 |
| Erf 1999 out | R 6 345 | R 3 350 000 | 528 | 236 | 2026 |
14 nearby sales, sold 2005 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 555 831.27 and R 2 717 504.33. 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 | 60714/2020 |
| 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 2005 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.