Property report · census 3 Aug 2026
423663 · 4 Bedroom Sectional Title Apartment with Garages
Three Rivers, Unit 1 Karosel - 14 Dee Drive
The auction
When
6 Aug 2026
Thursday · 3 lead days
Held by
Sheriff Vereeniging
Gauteng
Where
VEREENIGING: 91B GENERAL HERTZOG ROAD, THREERIVERS
as the notice recites it
Cash on auction day
R 227 186
balance R 1 530 000 by 27 Aug 2026
All-in cost
R 1 817 186
to R 2 248 818 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 1 700 000 – R 1 870 000 |
| All-in ceiling | R 2 248 818 |
Firm cost at the bid floor · R 1 817 186
| Bid price | R 1 700 000 |
| Sheriff's commission, incl VAT | R 41 400 |
| Transfer duty | R 15 786 |
| Conveyancing | R 60 000 |
| Firm cost per m² | R 3 664 |
Provisions, floor to ceiling · R 4 500 – R 248 500
Municipal arrears
R 80 000
Remediation
R 50 000
Levy arrears
R 60 000
Eviction
R 45 000
Holding cost
R 13 500
Evaluation states
✓
reserve · pass
✓
size · pass
?
market · review
Provenance
| The firm's live book | 19 sales in this census |
Warnings · 3
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- VAT status is not recited, and notices do not state it: modelled as a transfer-duty sale at R15786. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R255000 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.