4 Bedroom Family Home with Outbuilding and Flatlet
423708 · East London · Sunnyridge · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 1 090 611.94 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, opening, anchored to market value | R 411 000.00 |
| Sheriff's commission | R 16 665.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 499.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 455 164.75 |
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 60 264.75 |
| Balance by 21 Aug 2026 | R 369 900.00 |
| All-in, floor to ceiling | R 455 164.75 – R 1 370 000.00 |
| All-in per m² at the ceiling | R 1 316.04 |
Nearby sales · 11 used of 12
= Consistent with its own 2015 sale of R 1 200 000.00, at 1.2% a year over 10.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 18201 | R 865 | R 900 000 | 1041 | 346 | 2025 |
| Erf 18101 | R 1 057 | R 1 100 000 | 1041 | 316 | 2024 |
| Erf 18017 | R 1 091 | R 1 150 000 | 1054 | 140 | 2025 |
| re Road Erf 18222 East London | R 1 163 | R 1 160 000 | 997 | 247 | 2026 |
| re Road Erf 18085 East London | R 1 172 | R 1 220 000 | 1041 | 231 | 2024 |
| Erf 18001 | R 1 316 | R 1 370 000 | 1041 | 247 | 2024 |
| Erf 18033 | R 1 340 | R 1 395 000 | 1041 | 177 | 2025 |
| Erf 18069 | R 1 345 | R 1 400 000 | 1041 | 152 | 2023 |
| Erf 18025 | R 1 489 | R 1 550 000 | 1041 | 121 | 2025 |
| Erf 18062 | R 1 517 | R 1 550 000 | 1022 | 239 | 2025 |
| Erf 18207 | R 1 544 | R 1 580 000 | 1023 | 311 | 2024 |
| Erf 17985 | R 1 583 | R 1 550 000 | 979 | 105 | 2026 |
| re Road Erf 18094 East London | R 1 681 | R 1 750 000 | 1041 | 270 | 2023 |
| Erf 18064 | R 1 777 | R 1 850 000 | 1041 | 206 | 2025 |
| Erf 18230 out | R 2 986 | R 3 300 000 | 1105 | 319 | 2025 |
11 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 900 000.00 and R 1 850 000.00. 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 · 5
| At | 75 Longfellow Street, Quigney |
| 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 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: McWILLIAMS & ELLIOTT INC (041 - 5821250). This is the practical route to an arrears figure before auction day.