3 Bedroom Family Home with Garage
423752 · Kuils River South · Eerste River · 3 bed · 306 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Auction venue | 23Langverwacht Road, Klipdam |
| Held by | Sheriff Kuils River South |
Value indicators
| Last sold price | R 1 160 000.00 |
| Sale date | 2020/10/04 |
Walk away above R 644 756.81 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 797 000.00 |
| Sheriff's commission | R 22 455.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 368.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 862 823.25 |
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 48 793.25 |
| Balance by 29 Aug 2026 | R 789 030.00 |
| All-in, floor to ceiling | R 862 823.25 – R 1 142 398.08 |
| All-in per m² at the ceiling | R 3 733.33 |
Registered against the title · 2
| Bond, South African Home Loans Guarantee Trust B8718/2021 | R 1 200 000.00 |
| Interdict I-1566/2024AT | — |
Nearby sales · 12 used of 15
= Consistent with its own 2020 sale of R 1 160 000.00, at -4.1% a year over 5.8 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1191 | R 1 571 | R 550 000 | 350 | 167 | 2025 |
| Erf 1173 | R 1 758 | R 640 000 | 364 | 251 | 2025 |
| Erf 7203 | R 2 010 | R 830 000 | 413 | 195 | 2025 |
| Erf 1234 | R 2 114 | R 850 000 | 402 | 198 | 2025 |
| Erf 1197 | R 2 119 | R 750 000 | 354 | 150 | 2024 |
| Erf 7205 | R 2 150 | R 830 000 | 386 | 197 | 2025 |
| Erf 7197 | R 2 404 | R 750 000 | 312 | 150 | 2025 |
| Erf 7193 | R 2 404 | R 750 000 | 312 | 154 | 2025 |
| Erf 3749 | R 2 515 | R 850 000 | 338 | 216 | 2026 |
| Erf 1246 | R 3 410 | R 1 190 000 | 349 | 194 | 2025 |
| Erf 7109 | R 3 835 | R 1 350 000 | 352 | 109 | 2024 |
| Erf 7149 | R 3 922 | R 1 200 000 | 306 | 65 | 2024 |
| Erf 7176 | R 4 085 | R 1 250 000 | 306 | 89 | 2025 |
| Erf 7177 | R 4 820 | R 1 475 000 | 306 | 89 | 2024 |
| Erf 7164 | R 5 065 | R 1 550 000 | 306 | 67 | 2025 |
12 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 480 857.14 and R 1 550 000.00. 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 · 10
| Registration to bid, refundable | R 15 000.00 |
| Case number | 7309/2023 |
| Evidence read | 2026-07-31 |
Flags · 5
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 12 nearby sales, sold 2024 to 2026, 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: VELILE TINTO & ASSOCIATES INC. ((012) 8073366). This is the practical route to an arrears figure before auction day.