2 Bedroom House on Erf 2056 Molapo Township
423704 · Soweto West · Molapo · 2 bed · freehold · auction 30 Jul 2026
Walk away above R 137 347.85 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 recited | 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 20 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 3 433.74 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B24798/2020 | R 472 500.00 |
Nearby sales · 11 used of 12
= Consistent with its own 2020 sale of R 450 000.00, at -3.4% a year over 6.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2086 | R 356 | R 81 091 | 228 | 139 | 2024 |
| Erf 2086 | R 724 | R 165 000 | 228 | 139 | 2025 |
| Erf 561 | R 865 | R 250 000 | 289 | 243 | 2025 |
| Erf 1325 | R 1 167 | R 300 000 | 257 | 261 | 2023 |
| Erf 560 | R 1 515 | R 400 000 | 264 | 253 | 2025 |
| Erf 1779 | R 1 542 | R 350 000 | 227 | 146 | 2024 |
| Erf 1624 | R 1 905 | R 440 000 | 231 | 109 | 2024 |
| Erf 1426 | R 2 091 | R 550 000 | 263 | 296 | 2024 |
| Erf 1772 | R 2 331 | R 550 000 | 236 | 279 | 2023 |
| Erf 1779 | R 2 423 | R 550 000 | 227 | 146 | 2024 |
| Erf 1414 | R 2 490 | R 650 000 | 261 | 312 | 2025 |
| Erf 1400 | R 2 642 | R 700 000 | 265 | 99 | 2025 |
| Erf 1377 | R 2 868 | R 763 000 | 266 | 179 | 2024 |
| Erf 1626 | R 3 277 | R 780 000 | 238 | 81 | 2024 |
| Erf 1253 out | R 6 588 | R 1 680 000 | 255 | 370 | 2024 |
11 nearby sales, sold 2023 to 2025; 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 82 869.31 and R 763 613.45. 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 · 7
| Case number | 54845/2023 |
| 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 11 nearby sales, sold 2023 to 2025; 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: HANNES GOUWS & PARTNERS INC. ((012) 321-1008). This is the practical route to an arrears figure before auction day.