3 Bedroom House with Garage
423712 · Bloemfontein West · Bloemfontein Ext 161 · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 627 355.67 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 263 625.77 |
| Sheriff's commission | R 11 726.90 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 759.04 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 302 111.71 |
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 84 848.52 |
| Balance by 26 Aug 2026 | R 237 263.19 |
| All-in, floor to ceiling | R 302 111.71 – R 878 752.56 |
| All-in per m² at the ceiling | R 2 247.45 |
Registered against the title · 3
| Bond, Nedbank Ltd B7024/2021 | R 1 196 037.00 |
| Interdict I-905/2026AT | — |
| Interdict I-6027/2001LG | — |
Nearby sales · 14 used of 14
= Consistent with its own 2021 sale of R 1 190 000.00, at -5.9% a year over 5.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 26883 | R 1 339 | R 629 444 | 470 | 80 | 2023 |
| Erf 26845 | R 1 735 | R 680 000 | 392 | 140 | 2024 |
| Erf 26925 | R 1 786 | R 700 000 | 392 | 168 | 2024 |
| Erf 26868 | R 1 889 | R 820 000 | 434 | 112 | 2024 |
| Erf 26852 | R 1 942 | R 839 000 | 432 | 124 | 2024 |
| Erf 26815 | R 2 073 | R 1 049 000 | 506 | 69 | 2024 |
| Erf 26913 | R 2 245 | R 880 000 | 392 | 175 | 2024 |
| Erf 27047 | R 2 250 | R 900 000 | 400 | 199 | 2025 |
| Erf 26834 | R 2 835 | R 1 100 000 | 388 | 72 | 2023 |
| Erf 26842 | R 3 191 | R 1 200 000 | 376 | 103 | 2025 |
| Erf 26969 | R 3 286 | R 1 150 000 | 350 | 178 | 2026 |
| Erf 26860 | R 3 737 | R 1 450 000 | 388 | 76 | 2025 |
| Erf 27096 | R 4 448 | R 1 450 000 | 326 | 219 | 2025 |
| Erf 26971 | R 4 586 | R 1 550 000 | 338 | 188 | 2024 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 523 643.84 and R 1 793 047.34. 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
| Registration to bid, refundable | R 45 000.00 |
| At | 6A THIRD STREET, ARBORETUM |
| Case number | 625/2025 |
| 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 2023 to 2026, 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: HILL ((051) 447-2171). This is the practical route to an arrears figure before auction day.