2 Bedroom Face Brick Home
423713 · Bloemfontein West · Heidedal Ext 20 · 2 bed · 291 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Auction venue | 6A THIRD STREET, ARBORETUM |
| Held by | Sheriff Bloemfontein West |
Value indicators
| Last sold price | R 340 000.00 |
| Sale date | 2008/06/14 |
Walk away above R 505 651.19 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, opening, anchored to market value | R 229 484.60 |
| Sheriff's commission | R 10 531.96 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 1 579.79 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 266 596.35 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 90 000.00 |
| 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 198 500.00 |
Cash
| On auction day | R 80 060.21 |
| Balance by 26 Aug 2026 | R 206 536.14 |
| All-in, floor to ceiling | R 266 596.35 – R 764 948.68 |
| All-in per m² at the ceiling | R 2 628.69 |
Registered against the title · 2
| Bond, Nedbank Ltd B11181/2008 | R 342 303.00 |
| Interdict I-556/2025AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2008 sale of R 340 000.00, at 4.6% a year over 18.1 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 15986 | R 1 453 | R 500 000 | 344 | 195 | 2025 |
| Erf 9752 | R 1 484 | R 420 000 | 283 | 148 | 2025 |
| Erf 9873 | R 1 718 | R 500 000 | 291 | 36 | 2022 |
| Erf 15944 | R 1 940 | R 650 000 | 335 | 235 | 2025 |
| Erf 9814 | R 2 062 | R 600 000 | 291 | 130 | 2024 |
| Erf 9905 | R 2 337 | R 680 000 | 291 | 44 | 2025 |
| Erf 9851 | R 2 612 | R 760 000 | 291 | 76 | 2024 |
| Erf 10647 | R 2 646 | R 799 000 | 302 | 227 | 2025 |
| Erf 9791 | R 2 667 | R 760 000 | 285 | 217 | 2025 |
| Erf 10633 | R 2 963 | R 880 000 | 297 | 152 | 2025 |
| Erf 9844 | R 3 093 | R 900 000 | 291 | 135 | 2025 |
| Erf 9900 | R 3 231 | R 950 000 | 294 | 104 | 2025 |
| Erf 16005 | R 3 387 | R 1 050 000 | 310 | 249 | 2025 |
| Erf 9819 | R 4 467 | R 1 300 000 | 291 | 113 | 2025 |
| Erf 9938 out | R 5 670 | R 1 599 000 | 282 | 155 | 2024 |
14 nearby sales, sold 2022 to 2025; 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 422 965.12 and R 1 300 000.00. 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 · 9
| Registration to bid, refundable | R 45 000.00 |
| Case number | 1868/2023 |
| 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 14 nearby sales, sold 2022 to 2025; 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: HILL ((051) 447-2171). This is the practical route to an arrears figure before auction day.