2 Bedroom House with Separate Kitchen and Lounge
423748 · Mitchells Plain North · Crossroads · 2 bed · freehold · auction 3 Aug 2026
Walk away above R 0.00 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 193 500.00 |
| Sheriff's commission | R 9 272.50 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 390.88 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 229 163.38 |
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 45 013.38 |
| Balance by 17 Aug 2026 | R 174 150.00 |
| All-in, floor to ceiling | R 229 163.38 – R 437 792.21 |
| All-in per m² at the ceiling | R 5 211.81 |
Registered against the title · 1
| Bond, Nedbank Ltd B25970/2014 | R 181 200.00 |
Nearby sales · 13 used of 13
= Consistent with its own 2014 sale of R 195 000.00, at -3.4% a year over 12.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2252 | R 66 | R 15 920 | 241 | 202 | 2021 |
| Erf 2429 | R 75 | R 15 920 | 212 | 227 | 2021 |
| Erf 2231 | R 133 | R 18 852 | 142 | 175 | 2024 |
| Erf 1816 | R 138 | R 19 681 | 143 | 238 | 2025 |
| Erf 2365 | R 151 | R 18 825 | 125 | 222 | 2024 |
| Erf 936 | R 1 066 | R 145 000 | 136 | 54 | 2025 |
| Erf 353 | R 1 111 | R 168 852 | 152 | 165 | 2019 |
| Erf 353 | R 1 118 | R 170 000 | 152 | 165 | 2024 |
| Erf 1052 | R 1 520 | R 149 000 | 98 | 144 | 2025 |
| Erf 1037 | R 1 648 | R 145 000 | 88 | 144 | 2026 |
| Erf 845 | R 1 667 | R 150 000 | 90 | 55 | 2023 |
| Erf 876 | R 2 347 | R 230 000 | 98 | 15 | 2025 |
| Erf 1150 | R 2 672 | R 248 500 | 93 | 218 | 2025 |
| Erf 1168 | R 2 952 | R 248 000 | 84 | 231 | 2025 |
| Erf 631 | R 3 218 | R 280 000 | 87 | 200 | 2025 |
13 nearby sales, sold 2019 to 2026. The median runs across the rest, and the rates they span put this erf between R 11 151.89 and R 270 344.83. 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 15 000.00 |
| 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 13 nearby sales, sold 2019 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: Herold Gie Attorneys (021464-4786). This is the practical route to an arrears figure before auction day.