3 Bedroom Family Home
425187 · Vanderbijlpark · Vanderbijlpark C. W. 6 · 3 bed · freehold · auction 7 Aug 2026
Walk away above R 557 207.13 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 450 000.00 |
| Sheriff's commission | R 17 250.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 587.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 494 837.50 |
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 64 837.50 |
| Balance by 28 Aug 2026 | R 405 000.00 |
| All-in, floor to ceiling | R 494 837.50 – R 729 113.75 |
| All-in per m² at the ceiling | R 732.04 |
Registered against the title · 4
| Bond, Absa Bank Ltd B30702/2012 | R 340 000.00 |
| Interdict I-1325/2026AT | — |
| Interdict I-1073/2023AT | — |
| Interdict I-1577/2012AT | — |
Nearby sales · 14 used of 14
= Consistent with its own 2012 sale of R 400 000.00, at 5.0% a year over 14.3 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1 | R 154 | R 139 389 | 903 | 387 | 2025 |
| Erf 548 | R 396 | R 300 000 | 758 | 395 | 2025 |
| Erf 1 | R 520 | R 470 000 | 903 | 387 | 2025 |
| Erf 485 | R 579 | R 320 000 | 553 | 195 | 2023 |
| Erf 504 | R 640 | R 500 000 | 781 | 109 | 2025 |
| Erf 511 | R 641 | R 638 000 | 996 | 75 | 2024 |
| Erf 11498 | R 679 | R 165 000 | 243 | 361 | 2025 |
| Erf 476 | R 810 | R 550 000 | 679 | 73 | 2024 |
| Erf 449 | R 811 | R 490 000 | 604 | 132 | 2024 |
| Erf 504 | R 909 | R 710 000 | 781 | 109 | 2025 |
| Erf 527 | R 1 120 | R 570 000 | 509 | 303 | 2024 |
| Erf 560 | R 1 233 | R 1 150 000 | 933 | 401 | 2025 |
| Erf 481 | R 1 260 | R 645 000 | 512 | 137 | 2026 |
| Erf 485 | R 1 266 | R 700 000 | 553 | 195 | 2023 |
| Erf 448 | R 1 407 | R 850 000 | 604 | 119 | 2025 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 153 744.68 and R 1 401 655.63. 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
| Evidence read | 2026-07-31 |
Flags · 4
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 14 nearby sales, sold 2023 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: Hammond Pole Majola Inc C/o Vermaak & Partners Attorneys (0118741800). This is the practical route to an arrears figure before auction day.