4 Bedroom Family Home with Outbuilding
425220 · Emalahleni · eMalahleni · 4 bed · freehold · auction 5 Aug 2026
Walk away above R 926 395.23 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 650 000.00 |
| Sheriff's commission | R 20 250.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 037.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 713 287.50 |
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 138 287.50 |
| Balance by 26 Aug 2026 | R 585 000.00 |
| All-in, floor to ceiling | R 713 287.50 – R 967 908.75 |
| All-in per m² at the ceiling | R 960.23 |
Registered against the title · 2
| Bond, Standard Bank Van Suid-Afrika Ltd B81520/2006 | R 548 000.00 |
| Interdict I-13003/2004C | — |
Nearby sales · 12 used of 12
= Consistent with its own 2005 sale of R 548 000.00, at 3.8% a year over 20.6 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1008 | R 807 | R 800 000 | 991 | 199 | 2023 |
| Erf 1111 | R 853 | R 845 000 | 991 | 303 | 2025 |
| Erf 1120 | R 950 | R 950 000 | 1000 | 184 | 2025 |
| Erf 1100 | R 959 | R 950 000 | 991 | 240 | 2025 |
| Erf 1141 | R 959 | R 950 000 | 991 | 298 | 2026 |
| Erf 909 | R 986 | R 1 600 000 | 1622 | 234 | 2026 |
| Erf 1057 | R 1 052 | R 1 050 000 | 998 | 101 | 2025 |
| Erf 2329 | R 1 134 | R 1 600 000 | 1411 | 238 | 2024 |
| Erf 1004 | R 1 160 | R 1 150 000 | 991 | 145 | 2024 |
| Erf 1049 | R 1 187 | R 1 176 000 | 991 | 254 | 2025 |
| Erf 1138 | R 1 251 | R 1 240 000 | 991 | 278 | 2025 |
| Erf 1014 | R 1 312 | R 1 300 000 | 991 | 280 | 2025 |
| Erf 1099 | R 1 338 | R 1 350 000 | 1009 | 187 | 2026 |
| Erf 2333 | R 1 348 | R 1 900 000 | 1410 | 182 | 2025 |
| Erf 1054 | R 1 571 | R 1 590 000 | 1012 | 74 | 2026 |
12 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 813 723.51 and R 1 583 715.42. 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
| Registration to bid, refundable | R 50 000.00 |
| Sale held by | WITBANK |
| Case number | 1865/2024 |
| 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 12 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: YJOHNSON INCORPORATED (011675-7822). This is the practical route to an arrears figure before auction day.