Property report · census 3 Aug 2026
425160 · 2 Bedroom Apartment
Zuurfontein 33-Ir, Unit 46 Griffendale - Colin Paul Street
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 375 000 – R 412 500 |
| All-in ceiling | R 705 191 |
| Walk-away price | R 322 718 |
| Market value | R 612 082 |
Firm cost at the bid floor · R 417 969
| Bid price | R 375 000 |
| Sheriff's commission, incl VAT | R 17 969 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 6 333 |
Provisions, floor to ceiling · R 4 500 – R 248 500
Evaluation states
Registered transfers nearby · 15 within 197 m
Each dot is a registered transfer: nearer is left, dearer is up.
Apartments in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Oldest bond registered | 2020 |
| Reserve is rand-exact | R 375 000.00 |
| The firm's live book | 9 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 R56250 in its place.
- the lowest bid this sale permits, R375000, is already above the R322718 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.