4 Bedroom Family Home with Ensuite Bathrooms and Double Garage
425121 · Kwa Dukuza Stanger · Royal Palm Estates · 4 bed · 361 m² · freehold · auction 11 Aug 2026
Auction details
| Auction date | 11 Aug 2026 |
| Held by | Sheriff OF THE HIGH COURT |
Value indicators
| Last sold price | R 2 500 000.00 |
| Sale date | 2020/01/24 |
Walk away above R 1 951 929.38 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 2 000 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 33 786.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 2 139 786.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| 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 188 500.00 |
Cash
| On auction day | R 329 786.00 |
| Balance by 1 Sep 2026 | R 1 800 000.00 |
| All-in, floor to ceiling | R 2 139 786.00 – R 2 540 286.00 |
| All-in per m² at the ceiling | R 7 036.80 |
Registered against the title · 1
| Bond, Investec Bank Limited B6384/2020 | R 3 000 000.00 |
Nearby sales · 11 used of 15
= Consistent with its own 2020 sale of R 2 500 000.00, at -1.4% a year over 6.5 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 194 | R 1 410 | R 850 000 | 603 | 162 | 2025 |
| Erf 523 | R 1 944 | R 875 000 | 450 | 123 | 2025 |
| Erf 347 | R 4 366 | R 3 100 000 | 710 | 46 | 2025 |
| Erf 240 | R 4 614 | R 2 750 000 | 596 | 202 | 2025 |
| Erf 340 | R 5 833 | R 3 500 000 | 600 | 108 | 2025 |
| Erf 531 | R 6 308 | R 4 100 000 | 650 | 99 | 2026 |
| Erf 525 | R 6 556 | R 2 950 000 | 450 | 106 | 2025 |
| Erf 343 | R 6 806 | R 3 900 000 | 573 | 75 | 2024 |
| Erf 624 | R 7 126 | R 2 950 000 | 414 | 226 | 2026 |
| Erf 546 | R 9 677 | R 5 400 000 | 558 | 211 | 2026 |
| Unit 9 910 Palm Lakes-Franklin | R 11 067 | R 2 800 000 | 253 | 105 | 2025 |
| Unit 10 11 Palm Lakes-Loerie | R 15 217 | R 2 100 000 | 138 | 216 | 2025 |
| Unit 2 12 Palm Lakes | R 17 500 | R 1 400 000 | 80 | 194 | 2025 |
| Unit 15 12 Palm Lakes | R 17 733 | R 1 525 000 | 86 | 194 | 2026 |
| Unit 2 5 Palm Lakes-Flycatcher | R 21 849 | R 1 595 000 | 73 | 223 | 2026 |
11 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 508 872.31 and R 3 995 256.92. 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 · 7
| Registration to bid, refundable | R 50 000.00 |
| 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 11 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: DELBERG ATTORNEYS (012 361 5001). 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.