2 Bedroom Apartment with Wooden Floors
425104 · Vanderbijlpark · Vanderbijlpark S. W. 5 · 2 bed · sectional · auction 14 Aug 2026
Walk away above R 368 781.55 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 449 000.00 |
| Sheriff's commission | R 17 235.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 585.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 493 820.25 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 64 720.25 |
| Balance by 4 Sep 2026 | R 404 100.00 |
| All-in, floor to ceiling | R 493 820.25 – R 787 994.78 |
| All-in per m² at the ceiling | R 11 588.16 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd SB100282/2008 | R 636 845.00 |
| Interdict I-3471/2025AT | — |
Nearby sales · 13 used of 15
= Consistent with its own 2007 sale of R 578 950.00, at 0.7% a year over 18.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 104 Los Alamos out | R 6 047 | R 520 000 | 86 | 0 | 2025 |
| Unit 36 Los Alamos | R 9 265 | R 630 000 | 68 | 0 | 2025 |
| Unit 86 Los Alamos | R 9 535 | R 820 000 | 86 | 0 | 2025 |
| Unit 13 Los Alamos | R 9 559 | R 650 000 | 68 | 0 | 2025 |
| Unit 40 Los Alamos | R 9 559 | R 650 000 | 68 | 0 | 2025 |
| Unit 120 Los Alamos | R 9 593 | R 825 000 | 86 | 0 | 2025 |
| Unit 20 Los Alamos | R 9 706 | R 660 000 | 68 | 0 | 2025 |
| Unit 32 Los Alamos | R 9 706 | R 660 000 | 68 | 0 | 2025 |
| Unit 53 Los Alamos | R 10 074 | R 685 000 | 68 | 0 | 2025 |
| Unit 104 Los Alamos | R 10 291 | R 885 000 | 86 | 0 | 2025 |
| Unit 35 Los Alamos | R 10 588 | R 720 000 | 68 | 0 | 2026 |
| Unit 73 Los Alamos | R 10 956 | R 745 000 | 68 | 0 | 2024 |
| Unit 1 Los Alamos | R 11 471 | R 780 000 | 68 | 0 | 2025 |
| Unit 5 Los Alamos | R 11 471 | R 780 000 | 68 | 0 | 2024 |
| Unit 97 Los Alamos out | R 13 235 | R 900 000 | 68 | 0 | 2024 |
13 nearby sales, sold 2024 to 2026; 2 excluded as outliers. The 2 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 630 000.00 and R 780 000.00. 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 · 7
| Sale held by | VAN DERBIJL PARK at LAM EES BUILDINGS |
| 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 2024 to 2026; 2 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: RAMUSHU MASHILE TWALA INC. (011 444 3008). This is the practical route to an arrears figure before auction day.