3 Bedroom House with Double Garage
423742 · Emalahleni · Emalahleni · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 391 154.08 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 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 110 700.00 |
| Balance by 26 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 2 035.78 |
Registered against the title · 2
| Bond, Absa Bank Ltd B2248/2011 | R 330 000.00 |
| Interdict I-134/2026AT | — |
Nearby sales · 12 used of 12
= Consistent with its own 2010 sale of R 330 000.00, at 4.1% a year over 15.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 72 | R 435 | R 500 000 | 1150 | 239 | 2025 |
| Erf 5 | R 595 | R 600 000 | 1009 | 92 | 2024 |
| Erf 72 | R 704 | R 810 000 | 1150 | 239 | 2025 |
| Erf 3 | R 1 085 | R 560 000 | 516 | 93 | 2023 |
| Erf 6 | R 1 178 | R 650 000 | 552 | 208 | 2026 |
| Erf 4 | R 1 195 | R 760 000 | 636 | 120 | 2024 |
| Erf 4 | R 1 489 | R 649 000 | 436 | 102 | 2024 |
| Erf 4 | R 1 559 | R 800 000 | 513 | 120 | 2025 |
| Erf 4 | R 1 574 | R 650 000 | 413 | 178 | 2025 |
| Erf 4 | R 1 598 | R 970 000 | 607 | 149 | 2024 |
| Erf 5 | R 1 781 | R 700 000 | 393 | 25 | 2024 |
| Erf 5 | R 1 978 | R 550 000 | 278 | 42 | 2025 |
| Erf 5 | R 2 230 | R 633 320 | 284 | 47 | 2025 |
| Erf 4 | R 2 319 | R 800 000 | 345 | 106 | 2026 |
| Erf 6 | R 2 643 | R 740 000 | 280 | 189 | 2024 |
12 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 426 511.63 and R 1 038 642.86. 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 40 000.00 |
| Sale held by | OF THE HIGH COURT WITBANK |
| Case number | 2087/2025 |
| 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 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: HACK (012 325 4185). This is the practical route to an arrears figure before auction day.