3 Bedroom Apartment with Lounge and Dining Room
425214 · Ladysmith · Ladysmith · 3 bed · sectional · auction 6 Aug 2026
Firm, figures that exist
| Bid price, reserve published on the listing | R 519 000.00 |
| Sheriff's commission | R 18 285.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 742.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 580 027.75 |
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 72 927.75 |
| Balance by 27 Aug 2026 | R 467 100.00 |
| All-in, floor to ceiling | R 580 027.75 – R 881 323.03 |
| All-in per m² at the ceiling | R 1 958.50 |
Registered against the title · 1
| Bond, Proprietary Limited B17119/2022 | R 920 000.00 |
Nearby sales · 15 used of 15
! This value implies -14.0% a year against its own 2022 sale of R 1 150 000.00, outside what the rest of the census shows. Treat it as unverified until someone has looked.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 5364 | R 244 | R 110 000 | 450 | 80 | 2024 |
| Erf 5364 | R 267 | R 120 000 | 450 | 80 | 2025 |
| Erf 5388 | R 511 | R 230 000 | 450 | 164 | 2024 |
| Erf 5465 | R 833 | R 375 000 | 450 | 235 | 2023 |
| Erf 5309 | R 889 | R 400 000 | 450 | 124 | 2024 |
| Erf 5202 | R 1 000 | R 900 000 | 900 | 199 | 2025 |
| Erf 5187 | R 1 356 | R 610 000 | 450 | 189 | 2024 |
| Erf 5278 | R 1 367 | R 1 025 000 | 750 | 319 | 2025 |
| Erf 6967 | R 1 531 | R 490 000 | 320 | 300 | 2026 |
| Erf 5405 | R 1 533 | R 690 000 | 450 | 199 | 2025 |
| Erf 5381 | R 1 644 | R 740 000 | 450 | 109 | 2025 |
| Erf 5314 | R 1 667 | R 750 000 | 450 | 45 | 2026 |
| Erf 5332 | R 1 778 | R 800 000 | 450 | 30 | 2025 |
| Erf 5411 | R 1 844 | R 830 000 | 450 | 162 | 2026 |
| Erf 5366 | R 2 111 | R 950 000 | 450 | 80 | 2025 |
15 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 110 000.00 and R 950 000.00. 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 · 9
| Sale held by | LADYSMITH at SHERIFF'S OFFICE |
| At | 10 HUNTER ROAD, LADYSMITH |
| 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 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: STRAUSS DALY INC. ((010) 201-8600). This is the practical route to an arrears figure before auction day.