3 Bedroom House with Garage and Pool
425226 · Cape Town East · Milnerton · 3 bed · freehold · auction 12 Aug 2026
Walk away above R 2 238 979.19 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 1 100 000.00 |
| Sheriff's commission | R 27 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 050.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 191 050.00 |
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 141 050.00 |
| Balance by 2 Sep 2026 | R 990 000.00 |
| All-in, floor to ceiling | R 1 191 050.00 – R 1 494 747.50 |
| All-in per m² at the ceiling | R 5 598.31 |
Registered against the title · 2
| Bond, Nedbank Ltd B18823/2023 | R 1 884 750.00 |
| Interdict I-1110/2025AT | — |
Nearby sales · 6 used of 6
= Consistent with its own 2023 sale of R 1 795 000.00, at 12.1% a year over 3.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 105909 | R 3 252 | R 2 000 000 | 615 | 149 | 2025 |
| Erf 105943 | R 3 417 | R 2 050 000 | 600 | 50 | 2024 |
| Erf 105848 | R 3 819 | R 2 200 000 | 576 | 145 | 2026 |
| Erf 105942 | R 3 833 | R 2 300 000 | 600 | 55 | 2025 |
| Erf 105864 | R 4 160 | R 2 450 000 | 589 | 100 | 2026 |
| Erf 105853 | R 4 244 | R 2 500 000 | 589 | 135 | 2025 |
| Erf 105968 | R 4 350 | R 2 610 000 | 600 | 164 | 2025 |
| Erf 105954 | R 4 401 | R 2 900 000 | 659 | 85 | 2025 |
| Erf 155347 | R 6 599 | R 1 300 000 | 197 | 170 | 2025 |
| Erf 154227 | R 8 103 | R 2 050 000 | 253 | 67 | 2025 |
| Erf 156070 | R 8 257 | R 1 800 000 | 218 | 77 | 2026 |
| Erf 6539 | R 11 158 | R 5 300 000 | 475 | 131 | 2025 |
| Erf 6542 | R 11 485 | R 4 100 000 | 357 | 127 | 2025 |
| Erf 6546 | R 13 566 | R 5 250 000 | 387 | 141 | 2026 |
| Erf 172360 | R 16 521 | R 1 999 000 | 121 | 107 | 2026 |
6 nearby sales, sold 2025 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 761 928.93 and R 3 622 093.02. 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
| At | Unit 15, Macias Industrial Park |
| Case number | 21736/2024 |
| 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 6 nearby sales, sold 2025 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: Minde Schapiro & Smith Inc (021918 9007). This is the practical route to an arrears figure before auction day.