Property report · census 3 Aug 2026
425177 · 3 Bedroom Family Home with Pool
Barbeque Downs - 20 Candican Road
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 1 617 000 – R 1 778 700 |
| All-in ceiling | R 2 090 466 |
| Walk-away price | R 2 528 223 |
| Market value | R 2 892 181 |
Firm cost at the bid floor · R 1 729 178
| Bid price | R 1 617 000 |
| Sheriff's commission, incl VAT | R 39 968 |
| Transfer duty | R 12 210 |
| Conveyancing | R 60 000 |
| Firm cost per m² | R 3 424 |
Provisions, floor to ceiling · R 4 500 – R 188 500
Evaluation states
Registered transfers nearby · 14 within 226 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
| Oldest bond registered | 2021 |
| Reserve is rand-exact | R 1 617 000.00 |
Warnings · 3
- 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 R12210. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R242550 in its place.
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.