2 Bedroom House on 125 sqm Erf
423665 · Wonderboom · Soshanguve East Ext 4 · 2 bed · freehold · auction 31 Jul 2026
Walk away above R 252 774.15 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 420 000.00 |
| Sheriff's commission | R 16 800.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 520.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 464 320.00 |
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 61 320.00 |
| Balance by 21 Aug 2026 | R 378 000.00 |
| All-in, floor to ceiling | R 464 320.00 – R 695 544.50 |
| All-in per m² at the ceiling | R 5 564.36 |
Nearby sales · 13 used of 14
= Consistent with its own 2020 sale of R 440 000.00, at 1.4% a year over 5.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 7271 | R 2 080 | R 260 000 | 125 | 30 | 2023 |
| Erf 7266 | R 2 152 | R 650 000 | 302 | 130 | 2025 |
| Erf 7271 | R 3 040 | R 380 000 | 125 | 31 | 2025 |
| Erf 7267 | R 3 489 | R 464 000 | 133 | 50 | 2025 |
| Erf 7266 | R 3 513 | R 527 000 | 150 | 98 | 2026 |
| Erf 7266 | R 3 667 | R 550 000 | 150 | 144 | 2025 |
| Erf 7271 | R 3 680 | R 460 000 | 125 | 56 | 2025 |
| Erf 7267 | R 3 835 | R 510 000 | 133 | 50 | 2025 |
| Erf 7271 | R 3 840 | R 480 000 | 125 | 31 | 2026 |
| Erf 7271 | R 3 880 | R 485 000 | 125 | 53 | 2024 |
| Erf 7266 | R 4 500 | R 450 000 | 100 | 113 | 2024 |
| Erf 7272 | R 4 571 | R 480 000 | 105 | 163 | 2025 |
| Erf 7264 | R 4 741 | R 550 000 | 116 | 133 | 2025 |
| Erf 7264 | R 5 172 | R 600 000 | 116 | 155 | 2025 |
| Erf 7266 out | R 6 750 | R 675 000 | 100 | 79 | 2026 |
13 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 260 000.00 and R 646 551.72. 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 · 6
| Case number | 088954/2024 |
| 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 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: Haasbroek & Boezaart Inc. (0124813551). This is the practical route to an arrears figure before auction day.