3 Bedroom Family Home with Outbuildings
425139 · Centurion West · Eldoraigne · 3 bed · freehold · auction 3 Aug 2026
Walk away above R 2 881 178.13 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 1 217 172.00 |
| Sheriff's commission | R 28 757.58 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 313.64 |
| Transfer duty | R 3 515.16 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 313 758.38 |
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 158 303.58 |
| Balance by 24 Aug 2026 | R 1 095 454.80 |
| All-in, floor to ceiling | R 1 313 758.38 – R 1 629 726.72 |
| All-in per m² at the ceiling | R 2 425.19 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd B28183/2011 | R 2 070 000.00 |
Nearby sales · 15 used of 15
= Consistent with its own 2011 sale of R 2 300 000.00, at 2.4% a year over 15.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 4346 | R 3 315 | R 2 400 000 | 724 | 150 | 2025 |
| Erf 4353 | R 3 842 | R 3 200 000 | 833 | 172 | 2024 |
| Erf 4339 | R 4 042 | R 2 700 000 | 668 | 28 | 2024 |
| Erf 4356 | R 4 286 | R 2 700 000 | 630 | 128 | 2025 |
| Erf 4286 | R 4 425 | R 3 000 000 | 678 | 64 | 2024 |
| Erf 4275 | R 4 461 | R 4 100 000 | 919 | 212 | 2026 |
| Erf 4291 | R 4 742 | R 3 125 000 | 659 | 72 | 2025 |
| Erf 4289 | R 4 896 | R 3 300 000 | 674 | 66 | 2024 |
| Erf 4394 | R 5 096 | R 2 650 000 | 520 | 323 | 2024 |
| Erf 4292 | R 5 156 | R 4 450 000 | 863 | 135 | 2024 |
| re Close Erf 4328 Eldoraigne Ext 53 | R 5 335 | R 3 500 000 | 656 | 94 | 2024 |
| Erf 4411 | R 5 636 | R 3 100 000 | 550 | 228 | 2024 |
| Erf 4301 | R 5 695 | R 3 850 000 | 676 | 325 | 2025 |
| Erf 4417 | R 5 732 | R 3 250 000 | 567 | 224 | 2024 |
| Erf 4410 | R 7 064 | R 3 850 000 | 545 | 250 | 2025 |
15 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 2 227 624.31 and R 4 747 155.96. 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 · 6
| Sale held by | CENTURION WEST |
| 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 15 nearby sales, sold 2024 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: Y JOHNSON INCORPORATED (011675-7822). This is the practical route to an arrears figure before auction day.
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.