no description published
423714 · Bloemfontein West · Bloemfontein · freehold · auction 5 Aug 2026
Walk away above R 314 421.90 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 163 035.71 |
| Sheriff's commission | R 8 206.25 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 230.94 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 197 472.90 |
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 25 740.76 |
| Balance by 26 Aug 2026 | R 146 732.14 |
| All-in, floor to ceiling | R 197 472.90 – R 543 452.38 |
| All-in per m² at the ceiling | R 6 547.62 |
Nearby sales · 9 used of 10
= Consistent with its own 2021 sale of R 480 000.00, at 2.7% a year over 4.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 543 Bloemfontein | R 1 180 | R 2 960 000 | 2508 | 197 | 2025 |
| Unit 5 Tulbach 6 Fairview Street out | R 2 877 | R 210 000 | 73 | 219 | 2025 |
| Unit 541 Bloemfontein | R 3 874 | R 5 520 000 | 1425 | 201 | 2024 |
| Unit 541 Bloemfontein | R 5 193 | R 5 520 000 | 1063 | 206 | 2024 |
| Unit 49 Naval View 6 Union Avenue | R 5 542 | R 460 000 | 83 | 0 | 2025 |
| Unit 12 Du Midi 10 Union Avenue | R 5 670 | R 998 000 | 176 | 93 | 2024 |
| Unit 49 Naval View 6 Union Avenue | R 6 145 | R 510 000 | 83 | 0 | 2025 |
| Unit 13 Naval View 6 Union Avenue | R 6 311 | R 650 000 | 103 | 0 | 2025 |
| Unit 3 Naval View 6 Union Avenue | R 6 386 | R 530 000 | 83 | 0 | 2025 |
| Unit 8 Naval View 6 Union Avenue | R 6 548 | R 550 000 | 84 | 0 | 2025 |
| Unit 5 Naval View 6 Union Avenue | R 6 627 | R 550 000 | 83 | 0 | 2025 |
| Unit 11334 Bloemfontein | R 7 219 | R 10 200 000 | 1413 | 225 | 2025 |
| Unit 1 Naval View 6 Union Avenue | R 7 619 | R 480 000 | 63 | 0 | 2024 |
| Unit 44 Naval View 6 Union Avenue | R 7 673 | R 399 000 | 52 | 0 | 2025 |
| Unit 12 Naval View 6 Union Avenue | R 7 683 | R 630 000 | 82 | 0 | 2025 |
9 nearby sales, sold 2024 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 460 000.00 and R 637 682.93. 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 | 6248/2024 |
| 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 9 nearby sales, sold 2024 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: Green Attorneys ((051) 493 3479). This is the practical route to an arrears figure before auction day.