4 Bedroom Family Home with Outbuilding
423678 · Lenasia · Lenasia · 4 bed · freehold · auction 5 Aug 2026
Walk away above R 588 167.99 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 500 000.00 |
| Sheriff's commission | R 18 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 700.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 545 700.00 |
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 70 700.00 |
| Balance by 26 Aug 2026 | R 450 000.00 |
| All-in, floor to ceiling | R 545 700.00 – R 800 062.50 |
| All-in per m² at the ceiling | R 1 324.61 |
Registered against the title · 2
| Bond, South African Home Loans Guarantee Trust B9317/2022 | R 1 400 000.00 |
| Interdict I-2630/2024AT | — |
Nearby sales · 11 used of 11
= Consistent with its own 2021 sale of R 1 400 000.00, at -9.2% a year over 5.3 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 9212 | R 529 | R 550 000 | 1040 | 99 | 2023 |
| Erf 9199 | R 749 | R 460 000 | 614 | 19 | 2025 |
| Erf 8867 | R 922 | R 450 000 | 488 | 202 | 2025 |
| Erf 9102 | R 990 | R 851 000 | 860 | 275 | 2024 |
| Erf 8860 | R 1 185 | R 1 100 000 | 928 | 86 | 2024 |
| Erf 9145 | R 1 389 | R 750 000 | 540 | 47 | 2024 |
| Erf 9194 | R 1 389 | R 625 000 | 450 | 256 | 2024 |
| Erf 9153 | R 1 485 | R 720 000 | 485 | 140 | 2025 |
| Erf 8861 | R 1 541 | R 900 000 | 584 | 107 | 2025 |
| Erf 9138 | R 1 603 | R 750 000 | 468 | 146 | 2025 |
| Erf 8836 | R 1 632 | R 550 000 | 337 | 278 | 2024 |
| Erf 9192 | R 1 667 | R 750 000 | 450 | 237 | 2025 |
| Erf 3711 | R 1 871 | R 580 000 | 310 | 284 | 2025 |
| Erf 3660 | R 2 430 | R 780 000 | 321 | 176 | 2025 |
| Erf 8836 | R 3 202 | R 650 000 | 203 | 285 | 2025 |
11 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 319 423.08 and R 1 467 663.55. 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 · 5
| 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 11 nearby sales, sold 2023 to 2025, 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: Hammond Pole Ndlovu Inc C/o NVG Attorneys (0118741800). This is the practical route to an arrears figure before auction day.