Property report · census 3 Aug 2026
423687 · 4 Bedroom Home with Outbuilding
South Hills - 25 Holmdene Road
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 400 000 – R 440 000 |
| All-in ceiling | R 673 165 |
| Market value | R 853 276 |
Firm cost at the bid floor · R 443 975
| Bid price | R 400 000 |
| Sheriff's commission, incl VAT | R 18 975 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 897 |
Provisions, floor to ceiling · R 4 500 – R 188 500
Evaluation states
Registered transfers nearby · 15 within 182 m
Each dot is a registered transfer: nearer is left, dearer is up.
Houses in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Oldest bond registered | 2024 |
| The firm's live book | 9 sales in this census |
Warnings · 4
- 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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R60000 in its place.
- market value disagrees with this property's own last sale - this value implies -25.3% a year against its own 2023 sale, outside the -10% to +18% the rest of the census shows
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.