3 Bedroom Semi-Detached House with Fenced Boundary
425238 · Mitchells Plain South · Mitchells Plain · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 0.00 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 382 000.00 |
| Sheriff's commission | R 15 870.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 380.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 425 250.50 |
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 56 450.50 |
| Balance by 26 Aug 2026 | R 343 800.00 |
| All-in, floor to ceiling | R 425 250.50 – R 653 023.45 |
| All-in per m² at the ceiling | R 4 534.89 |
Registered against the title · 4
| Bond, Standard Bank Of South Africa Ltd B108612/2005 | R 97 166.00 |
| Interdict I-1362/2023AT | — |
| Interdict I-788/2007AT | — |
| Interdict I-1179/2017AT | — |
Nearby sales · 10 used of 15
= Consistent with its own 2005 sale of R 95 000.00, at -4.9% a year over 21.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 23893 | R 82 | R 11 820 | 144 | 99 | 1989 |
| Erf 23530 | R 89 | R 12 870 | 144 | 97 | 1993 |
| Erf 23537 | R 105 | R 12 555 | 120 | 56 | 1989 |
| Erf 21925 | R 171 | R 20 393 | 119 | 163 | 2015 |
| Erf 23897 | R 222 | R 31 978 | 144 | 117 | 2023 |
| Erf 23624 | R 235 | R 33 897 | 144 | 155 | 2024 |
| Erf 23596 | R 249 | R 35 797 | 144 | 63 | 2025 |
| Erf 21858 | R 263 | R 33 870 | 129 | 188 | 2024 |
| Erf 23724 | R 295 | R 35 360 | 120 | 160 | 2025 |
| Erf 23558 | R 899 | R 140 289 | 156 | 64 | 2026 |
| Erf 21902 out | R 1 841 | R 261 364 | 142 | 162 | 2025 |
| Erf 21869 out | R 3 417 | R 680 000 | 199 | 139 | 2025 |
| Erf 23500 out | R 3 604 | R 519 000 | 144 | 133 | 2025 |
| Erf 23507 out | R 4 514 | R 650 000 | 144 | 128 | 2026 |
| Erf 23592 out | R 6 250 | R 750 000 | 120 | 39 | 2025 |
10 nearby sales, sold 1989 to 2026; 5 excluded as outliers. The 5 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 11 820.00 and R 129 497.54. 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 · 8
| Case number | 4488/2022 |
| 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 10 nearby sales, sold 1989 to 2026; 5 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: STRAUSS DALY INC. ((021) 410 2200). This is the practical route to an arrears figure before auction day.