Property report · census 3 Aug 2026
423733 · 2 Bedroom Apartment
Lephalale, Unit 114 Kloppenheim - Apriesdoring Avenue
The auction
When
3 Aug 2026
Monday · 0 lead days
Held by
Sheriff Lephalale
Limpopo
Where
Not re-read yet
the venue is on the notice and the source's page
Cash on auction day
R 92 735
balance R 504 000 by 24 Aug 2026
All-in cost
R 621 735
to R 937 201 at full provisions
Discount to market
-62.3%
value R 577 391
Gross yield
—
market reference 10.9%
The money ladder · bid basis: reserve
| Bid band (reserve) | R 560 000 – R 616 000 |
| All-in ceiling | R 937 201 |
| Walk-away price | R 279 756 |
| Market value | R 577 391 |
Firm cost at the bid floor · R 621 735
| Bid price | R 560 000 |
| Sheriff's commission, incl VAT | R 21 735 |
| Transfer duty | R 0 |
| Conveyancing | R 40 000 |
| Firm cost per m² | R 7 491 |
Provisions, floor to ceiling · R 4 500 – R 258 500
Municipal arrears aged
R 90 000
Remediation
R 50 000
Levy arrears
R 60 000
Eviction
R 45 000
Holding cost
R 13 500
Evaluation states
✓
reserve · pass
✓
size · pass
✗
walk away · fail
?
market · review
Apartments in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Case opened | 2023 |
| Oldest bond registered | 2012 |
Warnings · 5
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- the municipal arrears ceiling is aged to the 2023-opened case: R90000 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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R84000 in its place.
- the lowest bid this sale permits, R560000, is already above the R279756 walk-away price - no bid in the band recovers its own cost against modelled value, so this cannot alert whatever the rent turns out to be
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.