3 Bedroom Family Home with Pool on Large Erf
423697 · Springs · Daggafontein · 3 bed · 289 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Springs |
Value indicators
| Last sold price | R 549 000.00 |
| Sale date | 2022/11/23 |
Walk away above R 436 888.67 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 475 000.00 |
| Sheriff's commission | R 17 625.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 643.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 520 268.75 |
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 82 768.75 |
| Balance by 26 Aug 2026 | R 427 500.00 |
| All-in, floor to ceiling | R 520 268.75 – R 772 088.13 |
| All-in per m² at the ceiling | R 2 671.59 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B15129/2023 | R 549 000.00 |
Nearby sales · 11 used of 15
= Consistent with its own 2022 sale of R 549 000.00, at 5.5% a year over 3.7 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 328 | R 500 | R 1 190 000 | 2382 | 176 | 2025 |
| Erf 309 | R 882 | R 770 000 | 873 | 180 | 2026 |
| Erf 325 out | R 1 269 | R 350 259 | 276 | 149 | 2025 |
| Erf 325 | R 1 526 | R 441 000 | 289 | 26 | 2025 |
| Erf 325 | R 2 111 | R 610 000 | 289 | 72 | 2025 |
| Erf 325 | R 2 176 | R 629 000 | 289 | 26 | 2025 |
| Erf 325 | R 2 182 | R 600 000 | 275 | 108 | 2025 |
| Erf 325 | R 2 215 | R 640 000 | 289 | 43 | 2025 |
| Erf 325 | R 2 318 | R 670 000 | 289 | 47 | 2025 |
| Erf 325 | R 2 383 | R 660 000 | 277 | 150 | 2025 |
| Erf 325 | R 2 446 | R 675 000 | 276 | 149 | 2025 |
| Erf 325 | R 2 764 | R 785 000 | 284 | 124 | 2025 |
| Erf 325 | R 2 768 | R 800 000 | 289 | 121 | 2025 |
| Erf 325 | R 3 010 | R 870 000 | 289 | 85 | 2026 |
| Erf 325 out | R 3 521 | R 1 000 000 | 284 | 93 | 2025 |
11 nearby sales, sold 2025 to 2026; 2 excluded as outliers. The 2 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 441 000.00 and R 870 000.00. 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 · 8
| Registration to bid, refundable | R 15 000.00 |
| Case number | 113055/2024 |
| 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 11 nearby sales, sold 2025 to 2026; 2 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.