3 Bedroom Family Home with 2 Garages
423741 · Emalahleni · Ben Fleur · 3 bed · 919 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Auction venue | PLOT 31,ZEEKOEWATER |
| Held by | Sheriff WITBANK |
Value indicators
| Last sold price | R 56 000.00 |
| Sale date | 1999/08/20 |
Firm, figures that exist
| Bid price, reserve published on the listing | R 1 800 000.00 |
| Sheriff's commission | R 37 500.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 5 625.00 |
| Transfer duty | R 21 786.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 924 911.00 |
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 244 911.00 |
| Balance by 26 Aug 2026 | R 1 620 000.00 |
| All-in, floor to ceiling | R 1 924 911.00 – R 2 317 086.00 |
| All-in per m² at the ceiling | R 2 521.31 |
Registered against the title · 1
| Bond, Solly Bhamjee & Sons Pty Ltd B84395/2001 | R 70 000.00 |
Recited by the notice · 8
| Case number | 23/2023 |
| 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.
Attorneys for the execution creditor: BDP ATTORNEYS INC (021 941 7777). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.