2 Bedroom House with Lounge
425095 · Wonderboom · Soshanguve · 2 bed · freehold · auction 31 Jul 2026
Walk away above R 313 433.54 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 350 000.00 |
| Sheriff's commission | R 14 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 212.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 391 962.50 |
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 51 962.50 |
| Balance by 21 Aug 2026 | R 315 000.00 |
| All-in, floor to ceiling | R 391 962.50 – R 616 871.25 |
| All-in per m² at the ceiling | R 3 446.21 |
Registered against the title · 2
| Bond, Nedbank Ltd B4223/2023 | R 526 037.00 |
| Interdict I-674/2025AT | — |
Nearby sales · 13 used of 14
= Consistent with its own 2022 sale of R 520 000.00, at 1.1% a year over 3.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 7380 | R 1 955 | R 350 000 | 179 | 13 | 2024 |
| Erf 1037 | R 2 400 | R 600 000 | 250 | 288 | 2025 |
| Erf 7386 | R 2 525 | R 500 000 | 198 | 298 | 2026 |
| Erf 7383 | R 2 626 | R 520 000 | 198 | 163 | 2026 |
| Erf 7380 | R 2 793 | R 500 000 | 179 | 156 | 2025 |
| Erf 7380 | R 2 877 | R 515 000 | 179 | 13 | 2024 |
| Erf 7383 | R 3 030 | R 600 000 | 198 | 91 | 2024 |
| Erf 7385 | R 3 333 | R 660 000 | 198 | 220 | 2026 |
| Erf 7382 | R 3 410 | R 699 000 | 205 | 39 | 2023 |
| Erf 7385 | R 3 485 | R 690 000 | 198 | 247 | 2025 |
| Erf 7385 | R 3 535 | R 700 000 | 198 | 204 | 2025 |
| Erf 7385 | R 3 535 | R 700 000 | 198 | 251 | 2026 |
| Erf 7385 | R 4 545 | R 900 000 | 198 | 224 | 2025 |
| Erf 7380 out | R 4 917 | R 590 000 | 120 | 43 | 2024 |
13 nearby sales, sold 2023 to 2026; 1 excluded as outliers. The 1 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 350 000.00 and R 813 636.36. 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 · 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 2023 to 2026; 1 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: HACK STUPEL & ROSS ATTORNEYS INCORPORATED (0123254185). This is the practical route to an arrears figure before auction day.