3 Bedroom House with Lounge
425239 · Mitchells Plain North · Mitchells Plain · 3 bed · freehold · auction 3 Aug 2026
Walk away above R 296 608.00 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 300 000.00 |
| Sheriff's commission | R 13 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 950.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 339 950.00 |
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 44 950.00 |
| Balance by 24 Aug 2026 | R 270 000.00 |
| All-in, floor to ceiling | R 339 950.00 – R 559 657.50 |
| All-in per m² at the ceiling | R 3 272.85 |
Registered against the title · 3
| Bond, Standard Bank Of South Africa Ltd B55509/2003 | R 100 000.00 |
| Bond, Standard Bank Of South Africa Ltd B39417/2007 | R 127 000.00 |
| Interdict I-3072/2012AT | — |
Nearby sales · 12 used of 12
= Consistent with its own 2003 sale of R 85 000.00, at 8.1% a year over 23.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 39118 | R 105 | R 21 465 | 204 | 128 | 1986 |
| Erf 39047 | R 119 | R 21 140 | 177 | 116 | 1986 |
| Erf 38959 | R 122 | R 25 405 | 209 | 50 | 1986 |
| Erf 38889 | R 122 | R 23 500 | 192 | 195 | 1986 |
| Erf 38933 | R 124 | R 21 140 | 171 | 99 | 1986 |
| Erf 39189 | R 124 | R 21 140 | 171 | 127 | 1986 |
| Erf 39043 | R 125 | R 25 405 | 204 | 83 | 1986 |
| Erf 39026 | R 2 392 | R 500 000 | 209 | 46 | 2025 |
| Erf 39063 | R 2 632 | R 650 000 | 247 | 136 | 2025 |
| Erf 38921 | R 3 508 | R 670 000 | 191 | 158 | 2024 |
| Erf 39039 | R 3 509 | R 800 000 | 228 | 69 | 2026 |
| Erf 39239 | R 3 904 | R 890 000 | 228 | 200 | 2025 |
| Erf 39027 | R 4 020 | R 820 000 | 204 | 48 | 2024 |
| Erf 39225 | R 4 048 | R 680 000 | 168 | 159 | 2025 |
| Erf 39240 | R 5 034 | R 885 909 | 176 | 188 | 2025 |
12 nearby sales, sold 1986 to 2026. The median runs across the rest, and the rates they span put this erf between R 17 992.72 and R 860 741.13. 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 | 6152/2023 |
| 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 12 nearby sales, sold 1986 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: STRAUSS DALY INC. ((021) 4102200). This is the practical route to an arrears figure before auction day.