4 Bedroom Family Home with Pool and Outbuilding
425231 · Wynberg South · Constantia · 4 bed · freehold · auction 18 Aug 2026
Walk away above R 5 101 899.40 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 recited | R 5 300 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 6 000.00 |
| Transfer duty | R 380 600.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 5 786 600.00 |
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 956 600.00 |
| Balance by 8 Sep 2026 | R 4 770 000.00 |
| All-in, floor to ceiling | R 5 786 600.00 – R 6 563 400.00 |
| All-in per m² at the ceiling | R 5 939.73 |
Registered against the title · 2
| Bond, Nedbank Ltd B16802/2018 | R 5 350 000.00 |
| Interdict I-1713/2024AT | — |
Nearby sales · 9 used of 11
= Consistent with its own 2018 sale of R 5 350 000.00, at 0.9% a year over 8.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3566 | R 2 648 | R 6 300 000 | 2379 | 274 | 2023 |
| Erf 3475 | R 4 656 | R 4 600 000 | 988 | 252 | 2025 |
| Erf 3987 | R 4 819 | R 5 200 000 | 1079 | 272 | 2025 |
| re Avenue Erf 7718 Constantia | R 4 936 | R 6 200 000 | 1256 | 229 | 2025 |
| Erf 4014 | R 5 018 | R 5 500 000 | 1096 | 214 | 2024 |
| Erf 3933 | R 5 208 | R 4 500 000 | 864 | 213 | 2024 |
| Erf 3898 | R 5 304 | R 6 450 000 | 1216 | 120 | 2024 |
| Erf 6147 | R 5 567 | R 5 795 000 | 1041 | 76 | 2023 |
| Erf 3933 | R 5 613 | R 4 850 000 | 864 | 213 | 2025 |
| Erf 3911 | R 6 846 | R 6 250 000 | 913 | 167 | 2024 |
| Erf 3909 out | R 7 114 | R 6 495 000 | 913 | 195 | 2025 |
| Erf 3499 out | R 7 588 | R 6 495 000 | 856 | 202 | 2024 |
| Erf 3733 | R 7 661 | R 3 800 000 | 496 | 265 | 2025 |
| Erf 3729 | R 8 468 | R 4 200 000 | 496 | 236 | 2024 |
| Erf 3765 | R 9 677 | R 4 800 000 | 496 | 276 | 2025 |
9 nearby sales, sold 2023 to 2025; 2 excluded as outliers. The 2 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 5 144 736.84 and R 7 564 348.30. 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 | 3 Carr Hill Road, Wynberg |
| Case number | 5325/2022 |
| Evidence read | 2026-07-31 |
Flags · 6
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 9 nearby sales, sold 2023 to 2025; 2 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: STBB ATTORNEYS (021943 3800). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.