4 Bedroom Double Storey Home with Garage and Braai Room
423715 · Bloemfontein West · Bloemfontein · 4 bed · freehold · auction 5 Aug 2026
Walk away above R 4 465 581.92 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 2 340 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 6 000.00 |
| Transfer duty | R 66 475.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 2 512 475.00 |
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 346 475.00 |
| Balance by 26 Aug 2026 | R 2 106 000.00 |
| All-in, floor to ceiling | R 2 512 475.00 – R 2 953 695.00 |
| All-in per m² at the ceiling | R 2 135.72 |
Registered against the title · 5
| Bond, Amount K230/2005S | R 300 030 244.00 |
| Bond, Ltd B4940/2015 | R 2 730 000.00 |
| Interdict I-561/2024AT | — |
| Interdict I-326/2026AT | — |
| Interdict I-2883/2025AT | — |
Nearby sales · 12 used of 12
= Consistent with its own 2015 sale of R 3 900 000.00, at 2.4% a year over 11.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 28771 | R 2 400 | R 4 000 000 | 1667 | 167 | 2023 |
| Erf 28787 | R 2 857 | R 3 500 000 | 1225 | 60 | 2025 |
| Erf 34121 | R 2 919 | R 4 650 000 | 1593 | 161 | 2025 |
| Erf 28788 | R 3 067 | R 4 000 000 | 1304 | 30 | 2024 |
| Erf 28897 | R 3 119 | R 3 880 000 | 1244 | 330 | 2025 |
| Erf 28783 | R 3 221 | R 4 500 000 | 1397 | 110 | 2024 |
| Erf 28780 | R 3 333 | R 4 000 000 | 1200 | 60 | 2025 |
| Erf 28804 | R 3 458 | R 4 250 000 | 1229 | 262 | 2024 |
| Erf 34122 | R 3 558 | R 5 700 000 | 1602 | 172 | 2024 |
| Erf 28714 | R 3 743 | R 6 300 000 | 1683 | 313 | 2024 |
| Erf 28907 | R 3 818 | R 4 329 450 | 1134 | 310 | 2025 |
| Erf 28772 | R 4 042 | R 4 850 000 | 1200 | 142 | 2025 |
| Erf 30097 | R 5 292 | R 6 350 000 | 1200 | 353 | 2025 |
| Erf 28715 | R 5 466 | R 6 750 000 | 1235 | 259 | 2025 |
| Erf 28828 | R 5 575 | R 6 300 000 | 1130 | 191 | 2024 |
12 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 3 951 428.57 and R 7 710 530.97. 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 · 9
| Sale held by | BLOEMFONTEIN WEST |
| Case number | 2890/2020 |
| 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 12 nearby sales, sold 2024 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: VAN HULSTEYNS ATTORNEYS (051400 4000). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.