3 Bedroom Family Home with Garage
423582 · Lenasia · Lenasia · 3 bed · 522 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Lenasia-Soweto East |
Value indicators
| Last sold price | R 1 210 000.00 |
| Sale date | 2023/01/01 |
Walk away above R 1 066 803.88 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 850 000.00 |
| Sheriff's commission | R 23 250.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 487.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 916 737.50 |
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 161 737.50 |
| Balance by 26 Aug 2026 | R 765 000.00 |
| All-in, floor to ceiling | R 916 737.50 – R 1 191 703.75 |
| All-in per m² at the ceiling | R 2 282.96 |
Registered against the title · 2
| Bond, Nedbank Ltd B12954/2023 | R 968 000.00 |
| Interdict I-2462/2026AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2023 sale of R 1 210 000.00, at 3.0% a year over 3.6 years.
Selected sale Erf 6764 · R 1 979/m² · R 950 000 · 480m² · 80m away · sold 2026 · used by model
Used by model Context only
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 6838 | R 22 | R 1 082 214 | 50000 | 442 | 2024 |
| Erf 6774 | R 1 250 | R 600 000 | 480 | 133 | 2024 |
| Erf 6774 | R 1 667 | R 800 000 | 480 | 133 | 2024 |
| Erf 6721 | R 1 846 | R 600 000 | 325 | 441 | 2025 |
| Erf 6707 | R 1 946 | R 650 000 | 334 | 322 | 2023 |
| Erf 6764 | R 1 979 | R 950 000 | 480 | 80 | 2026 |
| Erf 6805 | R 2 103 | R 999 000 | 475 | 298 | 2023 |
| Erf 6742 | R 2 500 | R 1 200 000 | 480 | 155 | 2026 |
| Erf 6778 | R 2 656 | R 1 275 000 | 480 | 145 | 2025 |
| Erf 6810 | R 2 833 | R 1 360 000 | 480 | 238 | 2024 |
| Erf 6741 | R 2 917 | R 1 400 000 | 480 | 158 | 2024 |
| Erf 6726 | R 3 125 | R 1 500 000 | 480 | 314 | 2026 |
| Erf 6676 | R 3 385 | R 1 100 000 | 325 | 380 | 2025 |
| Erf 6680 | R 3 385 | R 1 100 000 | 325 | 402 | 2024 |
| Erf 6684 | R 3 538 | R 1 150 000 | 325 | 429 | 2024 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 652 500.00 and R 1 847 076.92. 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 · 10
| Registration to bid, refundable | R 50 000.00 |
| Case number | 2024/1461 |
| Evidence read | 2026-07-31 |
Flags · 3
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 14 nearby sales, sold 2023 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: Rossouws Lesie Inc. ((011)7269000). This is the practical route to an arrears figure before auction day.