Property report · census 3 Aug 2026
423693 · 5 Bedroom Family Home with Pool and Outbuilding
Hartbeespoort - 271 Fish Eagle Drive
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 2 500 000 – R 2 750 000 |
| All-in ceiling | R 3 291 700 |
| Walk-away price | R 2 755 454 |
| Market value | R 3 297 591 |
Firm cost at the bid floor · R 2 673 200
| Bid price | R 2 500 000 |
| Sheriff's commission, incl VAT | R 46 000 |
| Transfer duty | R 67 200 |
| Conveyancing | R 60 000 |
| Firm cost per m² | R 2 228 |
Provisions, floor to ceiling · R 4 500 – R 348 500
Evaluation states
Registered transfers nearby · 15 within 264 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
| Case opened | 2018 |
| Oldest bond registered | 2007 |
| The firm's live book | 3 sales in this census |
Warnings · 3
- conveyancing_bands
- the municipal arrears ceiling is aged to the 2018-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 R67200. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R375000 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.