3 Bedroom House with Lounge
423745 · Rustenburg · Meriting Unit 3 · 3 bed · freehold · auction 31 Jul 2026
Walk away above R 271 940.11 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 recited | R 250 000.00 |
| Sheriff's commission | R 11 250.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 687.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 287 937.50 |
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 37 937.50 |
| Balance by 21 Aug 2026 | R 225 000.00 |
| All-in, floor to ceiling | R 287 937.50 – R 502 443.75 |
| All-in per m² at the ceiling | R 1 840.45 |
Registered against the title · 2
| Bond, South African Home Loans Guarantee Trust B1156/2019 | R 490 000.00 |
| Interdict I-1989/2023AT | — |
Nearby sales · 12 used of 15
= Consistent with its own 2018 sale of R 380 000.00, at 3.4% a year over 8.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3051 out | R 291 | R 100 532 | 346 | 91 | 2024 |
| Erf 3597 out | R 1 084 | R 256 881 | 237 | 212 | 2025 |
| Erf 3035 out | R 1 095 | R 299 000 | 273 | 160 | 2024 |
| Erf 3312 | R 1 476 | R 400 000 | 271 | 35 | 2025 |
| Erf 3051 | R 1 532 | R 530 000 | 346 | 91 | 2024 |
| Erf 3130 | R 1 648 | R 450 000 | 273 | 184 | 2025 |
| Erf 3672 | R 1 769 | R 520 000 | 294 | 203 | 2024 |
| Erf 3256 | R 1 787 | R 395 000 | 221 | 112 | 2023 |
| Erf 3057 | R 1 829 | R 470 000 | 257 | 151 | 2026 |
| Erf 3057 | R 1 829 | R 470 000 | 257 | 151 | 2026 |
| Erf 3090 | R 1 832 | R 500 000 | 273 | 133 | 2026 |
| Erf 3235 | R 1 832 | R 500 000 | 273 | 229 | 2024 |
| Erf 3423 | R 1 941 | R 530 000 | 273 | 180 | 2025 |
| Erf 3126 | R 2 015 | R 550 000 | 273 | 207 | 2024 |
| Erf 3457 | R 2 381 | R 650 000 | 273 | 274 | 2025 |
12 nearby sales, sold 2023 to 2026; 3 excluded as outliers. The 3 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 402 952.03 and R 650 000.00. 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
| 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 12 nearby sales, sold 2023 to 2026; 3 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: Hammond Pole Majola Inc C/o Smith Neethling (0118741800). This is the practical route to an arrears figure before auction day.