3 Bedroom Family Home
423650 · Lenasia · Eldorado Park · 3 bed · 396 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Lenasia |
Value indicators
| Last sold price | R 495 000.00 |
| Sale date | 2013/01/30 |
Walk away above R 370 801.09 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 95 000.00 |
| Sheriff's commission | R 5 700.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 855.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 126 555.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 210 000.00 |
| 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 318 500.00 |
Cash
| On auction day | R 16 055.00 |
| Balance by 26 Aug 2026 | R 85 500.00 |
| All-in, floor to ceiling | R 126 555.00 – R 455 081.13 |
| All-in per m² at the ceiling | R 1 149.19 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B20980/2013 | R 445 500.00 |
| Interdict I-1856/2022AT | — |
Nearby sales · 13 used of 15
= Consistent with its own 2013 sale of R 495 000.00, at 2.9% a year over 13.5 years.
Selected sale Erf 854 · R 1 831/m² · R 725 000 · 396m² · 65m away · sold 2023 · used by model
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 484 out | R 3 | R 1 000 | 357 | 428 | 2024 |
| Erf 484 | R 942 | R 336 409 | 357 | 428 | 2023 |
| Erf 907 | R 992 | R 250 000 | 252 | 403 | 2024 |
| Erf 6700 | R 1 190 | R 663 000 | 557 | 403 | 2025 |
| Erf 790 | R 1 515 | R 600 000 | 396 | 291 | 2026 |
| Erf 525 | R 1 571 | R 561 000 | 357 | 335 | 2023 |
| Erf 854 | R 1 831 | R 725 000 | 396 | 65 | 2023 |
| Erf 1889 | R 1 845 | R 1 600 000 | 867 | 371 | 2024 |
| Erf 738 | R 1 849 | R 660 000 | 357 | 232 | 2025 |
| Erf 525 | R 1 961 | R 700 000 | 357 | 335 | 2023 |
| Erf 674 | R 2 101 | R 750 000 | 357 | 288 | 2025 |
| Erf 668 | R 2 101 | R 750 000 | 357 | 353 | 2026 |
| Erf 868 | R 2 146 | R 850 000 | 396 | 247 | 2025 |
| Erf 459 | R 2 190 | R 690 000 | 315 | 306 | 2024 |
| Erf 907 | R 2 350 | R 820 000 | 349 | 336 | 2024 |
13 nearby sales, sold 2023 to 2026; 1 excluded as outliers. The 1 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 373 159.56 and R 930 429.80. 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 · 7
| Case number | 2019/2899 |
| Evidence read | 2026-07-31 |
Flags · 4
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 13 nearby sales, sold 2023 to 2026; 1 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: STUPEL & BERMAN INC (011 776 3000). This is the practical route to an arrears figure before auction day.