Property report · census 3 Aug 2026
425159 · 2 Bedroom Family Home
Makhulong - 5 Utopia Street
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 540 000 – R 594 000 |
| All-in ceiling | R 854 822 |
| Walk-away price | R 392 366 |
| Market value | R 634 534 |
Firm cost at the bid floor · R 601 390
| Bid price | R 540 000 |
| Sheriff's commission, incl VAT | R 21 390 |
| Transfer duty | R 0 |
| Conveyancing | R 40 000 |
| Firm cost per m² | R 2 103 |
Provisions, floor to ceiling · R 4 500 – R 198 500
Evaluation states
Registered transfers nearby · 15 within 442 m
Each dot is a registered transfer: nearer is left, dearer is up.
Houses 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 | 2014 |
| The firm's live book | 3 sales in this census |
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 R81000 in its place.
- the lowest bid this sale permits, R540000, is already above the R392366 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.