3 Bedroom House with Boundary Fencing
425242 · Bellville · Belhar · 3 bed · freehold · auction 13 Aug 2026
Walk away above R 336 737.97 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 754 000.00 |
| Sheriff's commission | R 21 810.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 271.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 819 081.50 |
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 150 481.50 |
| Balance by 23 Aug 2026 | R 678 600.00 |
| All-in, floor to ceiling | R 819 081.50 – R 1 084 282.15 |
| All-in per m² at the ceiling | R 4 906.25 |
Registered against the title · 3
| Bond, Standard Bank Of South Africa Ltd B33353/2014 | R 350 000.00 |
| Bond, Standard Bank Of South Africa L B34599/2017 | R 180 000.00 |
| Bond, Standard Bank Of South Africa Ltd B16427/2016 | R 60 000.00 |
Nearby sales · 5 used of 5
= Consistent with its own 2014 sale of R 350 000.00, at 3.9% a year over 12.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 27425 | R 31 | R 9 663 | 313 | 132 | 1989 |
| Erf 27089 | R 33 | R 10 315 | 313 | 65 | 1989 |
| Erf 27073 | R 33 | R 10 315 | 312 | 90 | 1989 |
| Erf 27118 | R 33 | R 10 315 | 312 | 120 | 1989 |
| Erf 33898 | R 119 | R 28 100 | 237 | 115 | 1994 |
| Erf 33875 | R 127 | R 28 100 | 221 | 20 | 1994 |
| Erf 33869 | R 139 | R 28 100 | 202 | 28 | 2010 |
| Erf 33876 | R 139 | R 28 100 | 202 | 29 | 1994 |
| Erf 33865 | R 139 | R 28 100 | 202 | 61 | 1994 |
| Erf 33864 | R 139 | R 28 100 | 202 | 68 | 1994 |
| Erf 33893 | R 139 | R 28 100 | 202 | 102 | 1994 |
| Erf 33899 | R 172 | R 30 914 | 180 | 106 | 1995 |
| Erf 27077 | R 2 564 | R 800 000 | 312 | 131 | 2025 |
| Erf 27092 | R 3 482 | R 1 090 000 | 313 | 48 | 2025 |
| Erf 33857 | R 4 977 | R 1 100 000 | 221 | 117 | 2025 |
5 nearby sales, sold 1989 to 2025. The median runs across the rest, and the rates they span put this erf between R 6 822.76 and R 1 100 000.00. 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
| Registration to bid, refundable | R 50 000.00 |
| Case number | 027580/2025 |
| 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 5 nearby sales, sold 1989 to 2025, 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: VELILE TINTO & ASSOCIATES INC. ((012) 8073366). This is the practical route to an arrears figure before auction day.