3 Bedroom Apartment with Carport
425222 · Emalahleni · Reyno Ridge · 3 bed · sectional · auction 5 Aug 2026
Walk away above R 224 411.35 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 350 000.00 |
| Sheriff's commission | R 14 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 212.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 391 962.50 |
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 51 962.50 |
| Balance by 26 Aug 2026 | R 315 000.00 |
| All-in, floor to ceiling | R 391 962.50 – R 676 871.25 |
| All-in per m² at the ceiling | R 11 281.19 |
Registered against the title · 2
| Bond, Absa Bank Ltd SB2390/2014 | R 560 000.00 |
| Interdict I-416/2024AT | — |
Nearby sales · 8 used of 12
= Consistent with its own 2013 sale of R 590 000.00, at -1.1% a year over 12.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 26 Ridge View Village 1 out | R 2 564 | R 200 000 | 78 | 0 | 2025 |
| Unit 62 Ridge View Village 1 out | R 6 410 | R 500 000 | 78 | 0 | 2025 |
| Unit 26 Ridge View Village 1 | R 6 667 | R 520 000 | 78 | 0 | 2025 |
| Unit 25 Ridge View Village 1 | R 7 949 | R 620 000 | 78 | 0 | 2025 |
| Unit 49 Ridge View Village 1 | R 8 052 | R 620 000 | 77 | 0 | 2025 |
| Unit 69 Ridge View Village 1 | R 8 250 | R 495 000 | 60 | 0 | 2024 |
| Unit 76 Ridge View Village 1 | R 8 316 | R 657 000 | 79 | 0 | 2025 |
| Unit 117 Ridge View Village 1 | R 8 423 | R 598 000 | 71 | 0 | 2025 |
| Unit 51 Ridge View Village 1 | R 8 571 | R 600 000 | 70 | 0 | 2024 |
| Unit 44 Ridge View Village 1 | R 8 710 | R 540 000 | 62 | 0 | 2025 |
| Unit 61 Ridge View Farm Village 2 | R 8 732 | R 620 000 | 71 | 118 | 2025 |
| Unit 46 Ridge View Village 1 | R 8 866 | R 594 000 | 67 | 0 | 2025 |
| Unit 67 Ridge View Village 1 | R 8 955 | R 600 000 | 67 | 0 | 2025 |
| Unit 70 Ridge View Village 1 out | R 10 448 | R 700 000 | 67 | 0 | 2025 |
| Unit 38 Ridge View Farm Village 2 out | R 25 500 | R 1 530 000 | 60 | 118 | 2025 |
8 nearby sales, sold 2024 to 2025; 4 excluded as outliers. The 4 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 400 000.00 and R 537 313.43. 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 · 7
| Sale held by | Witbank (Emalahleni) |
| Case number | 1512/2023 |
| 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 8 nearby sales, sold 2024 to 2025; 4 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: Haasbroek & Boezaart Inc. (0124813551). This is the practical route to an arrears figure before auction day.