Property report · census 3 Aug 2026
423735 · 2 Bedroom Sectional Title Apartment
Lephalale, Unit 166 Waterberg Security Village - Cnr Koedoe And Eland Street
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 450 000 – R 495 000 |
| All-in ceiling | R 789 114 |
| Walk-away price | R 214 011 |
| Market value | R 499 000 |
Firm cost at the bid floor · R 494 838
| Bid price | R 450 000 |
| Sheriff's commission, incl VAT | R 19 838 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 8 532 |
Provisions, floor to ceiling · R 4 500 – R 248 500
Evaluation states
Apartments in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Case opened | 2024 |
| Oldest bond registered | 2011 |
| The firm's live book | 6 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 R67500 in its place.
- the lowest bid this sale permits, R450000, is already above the R214011 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.