Property report · census 3 Aug 2026
425191 · 2 Bedroom Apartment
Edenburg, Unit 18 La Piazza - Whelan Close
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 519 000 – R 570 900 |
| All-in ceiling | R 881 323 |
| Walk-away price | R 589 260 |
| Market value | R 900 000 |
Firm cost at the bid floor · R 580 028
| Bid price | R 519 000 |
| Sheriff's commission, incl VAT | R 21 028 |
| Transfer duty | R 0 |
| Conveyancing | R 40 000 |
| Firm cost per m² | R 8 056 |
Provisions, floor to ceiling · R 4 500 – R 248 500
Evaluation states
Registered transfers nearby · 15 within 185 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 | 2021 |
| Reserve is rand-exact | R 519 000.00 |
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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R77850 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.