3 Bedroom House with Garage
425200 · Bloemfontein East · Bloemanda · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 405 529.77 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, opening, anchored to market value | R 191 430.05 |
| Sheriff's commission | R 9 200.05 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 380.01 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 227 010.11 |
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 29 723.07 |
| Balance by 26 Aug 2026 | R 172 287.04 |
| All-in, floor to ceiling | R 227 010.11 – R 638 100.16 |
| All-in per m² at the ceiling | R 2 532.14 |
Registered against the title · 3
| Bond, Standard Bank Of South Africa Ltd B3309/2014 | R 161 000.00 |
| Interdict I-907/2026AT | — |
| Interdict I-1376/2020AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2005 sale of R 160 000.00, at 6.8% a year over 21.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 15740 | R 1 839 | R 550 000 | 299 | 298 | 2025 |
| Erf 15462 | R 2 047 | R 950 000 | 464 | 68 | 2026 |
| Erf 15352 | R 2 117 | R 760 000 | 359 | 92 | 2025 |
| Erf 1261 | R 2 208 | R 530 000 | 240 | 203 | 2025 |
| Erf 1276 | R 2 417 | R 580 000 | 240 | 165 | 2024 |
| Erf 15312 | R 2 418 | R 660 000 | 273 | 29 | 2022 |
| Erf 15937 | R 2 513 | R 1 000 000 | 398 | 107 | 2023 |
| Erf 17319 | R 2 552 | R 740 000 | 290 | 177 | 2024 |
| Erf 15668 | R 2 688 | R 699 000 | 260 | 251 | 2024 |
| Erf 17371 | R 2 700 | R 710 000 | 263 | 168 | 2024 |
| Erf 15650 | R 2 778 | R 550 000 | 198 | 204 | 2025 |
| Erf 15675 | R 2 828 | R 560 000 | 198 | 185 | 2024 |
| Erf 15537 | R 3 030 | R 700 000 | 231 | 302 | 2026 |
| Erf 15334 | R 3 053 | R 800 000 | 262 | 161 | 2023 |
| Erf 17308 out | R 3 869 | R 975 000 | 252 | 266 | 2025 |
14 nearby sales, sold 2022 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 463 545.15 and R 769 465.65. 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
| Case number | 4079/2024 |
| 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 2022 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: BOKWA ATTORNEYS (0514486369). This is the practical route to an arrears figure before auction day.