Property report · census 3 Aug 2026
394833 · no description published
Lephalale, Grootfontein, Portion 104
The auction
When
18 May 9026
Thursday
Held by
Sheriff Lephalale
Limpopo
Where
Not re-read yet
the venue is on the notice and the source's page
Cash on auction day
R 159 838
balance R 1 125 000 by 8 Jun 9026
All-in cost
R 1 344 838
to R 1 824 244 at full provisions
Discount to market
—
no market value held
Gross yield
—
market reference 10.9%
The money ladder · bid basis: reserve
| Bid band (reserve) | R 1 250 000 – R 1 375 000 |
| All-in ceiling | R 1 824 244 |
Firm cost at the bid floor · R 1 344 838
| Bid price | R 1 250 000 |
| Sheriff's commission, incl VAT | R 33 638 |
| Transfer duty | R 1 200 |
| Conveyancing | R 60 000 |
| Firm cost per m² | — |
Provisions, floor to ceiling · R 4 500 – R 348 500
Municipal arrears aged
R 240 000
Remediation
R 50 000
Eviction
R 45 000
Holding cost
R 13 500
Evaluation states
✓
reserve · pass
?
size · review
?
market · review
Provenance
| Case opened | 2020 |
| Oldest bond registered | 2012 |
| The firm's live book | 4 sales in this census |
Warnings · 4
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- the municipal arrears ceiling is aged to the 2020-opened case: R240000 against the R80000 base, at R30000 a judgment-year capped at R240000 - unconfirmed model parameters, and still a provision, not a quote
- VAT status is not recited, and notices do not state it: modelled as a transfer-duty sale at R1200. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R187500 in its place.
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. Assumptions version 3. Modelled from the census of 3 Aug 2026; nothing here is a valuation of a property nobody has inspected.