3 Bedroom Cluster Home with Garage
423756 · Wonderboom · Montana Park · 3 bed · freehold · auction 31 Jul 2026
Walk away above R 1 986 704.23 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 1 800 000.00 |
| Sheriff's commission | R 37 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 5 625.00 |
| Transfer duty | R 29 625.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 932 750.00 |
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 252 750.00 |
| Balance by 21 Aug 2026 | R 1 620 000.00 |
| All-in, floor to ceiling | R 1 932 750.00 – R 2 314 925.00 |
| All-in per m² at the ceiling | R 4 629.85 |
Registered against the title · 2
| Bond, Firstrand Bank Ltd B10744/2019 | R 230 000.00 |
| Interdict I-1332/2022AT | — |
Nearby sales · 4 used of 4
= Consistent with its own 2019 sale of R 2 300 000.00, at 0.1% a year over 7.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2157 | R 1 234 | R 2 090 000 | 1693 | 337 | 2025 |
| Erf 2880 | R 3 871 | R 2 199 000 | 568 | 252 | 2024 |
| Erf 2876 | R 4 328 | R 2 350 000 | 543 | 281 | 2024 |
| Erf 2806 | R 4 960 | R 2 500 000 | 504 | 113 | 2024 |
| Erf 2892 | R 5 378 | R 2 700 000 | 502 | 224 | 2025 |
| Unit 16 Montani Villas 892 Braam Pretorius Street | R 7 974 | R 1 220 000 | 153 | 270 | 2024 |
| Unit 6 Montani Villas 892 Braam Pretorius Street | R 8 170 | R 1 250 000 | 153 | 270 | 2024 |
| Unit 5 Montani Villas 892 Braam Pretorius Street | R 8 480 | R 1 060 000 | 125 | 270 | 2025 |
| Unit 18 Montani Villas 892 Braam Pretorius Street | R 8 750 | R 1 330 000 | 152 | 270 | 2025 |
| Unit 19 Montani Villas 892 Braam Pretorius Street | R 9 200 | R 1 150 000 | 125 | 270 | 2024 |
| Unit 12 Montani Villas 892 Braam Pretorius Street | R 9 440 | R 1 180 000 | 125 | 270 | 2024 |
| Unit 2 Montani Villas 892 Braam Pretorius Street | R 9 920 | R 1 240 000 | 125 | 270 | 2025 |
| Unit 3 Veda Park 845 Veda Avenue | R 10 538 | R 980 000 | 93 | 360 | 2025 |
| Unit 34 Veda Park 845 Veda Avenue | R 11 261 | R 1 250 000 | 111 | 360 | 2025 |
| Unit 1 Veda Park 845 Veda Avenue | R 11 505 | R 1 070 000 | 93 | 360 | 2025 |
4 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 1 935 739.44 and R 2 689 243.03. 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
| At | TSHWANE NORTH, AT 139 MAYER STREET |
| Case number | 52664/2021 |
| 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 4 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.
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.