3 Bedroom House on Erf 301 sqm
425199 · Bloemfontein East · Heidedal · 3 bed · 301 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Bloemfontein East |
Value indicators
| Last sold price | R 820 000.00 |
| Sale date | 2020/05/21 |
Walk away above R 345 570.86 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 650 000.00 |
| Sheriff's commission | R 20 250.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 037.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 713 287.50 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 90 000.00 |
| 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 198 500.00 |
Cash
| On auction day | R 133 287.50 |
| Balance by 26 Aug 2026 | R 585 000.00 |
| All-in, floor to ceiling | R 713 287.50 – R 977 908.75 |
| All-in per m² at the ceiling | R 3 248.87 |
Registered against the title · 3
| Bond, Ltd B6850/2021 | R 820 000.00 |
| Interdict I-996/2017LG | — |
| Interdict I-995/2017LG | — |
Nearby sales · 14 used of 15
= Consistent with its own 2020 sale of R 820 000.00, at -5.3% a year over 6.2 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 22767 | R 670 | R 260 000 | 388 | 437 | 2025 |
| Erf 22823 | R 804 | R 450 000 | 560 | 324 | 2025 |
| Erf 22776 | R 1 714 | R 600 000 | 350 | 425 | 2024 |
| Erf 22767 | R 1 727 | R 670 000 | 388 | 437 | 2025 |
| Erf 22831 | R 1 765 | R 750 000 | 425 | 525 | 2025 |
| Erf 22693 | R 1 820 | R 830 000 | 456 | 97 | 2023 |
| Erf 10519 | R 1 921 | R 830 000 | 432 | 387 | 2026 |
| Erf 22803 | R 1 971 | R 690 000 | 350 | 504 | 2025 |
| Erf 22792 | R 2 271 | R 820 000 | 361 | 507 | 2025 |
| Erf 22800 | R 2 343 | R 820 000 | 350 | 469 | 2026 |
| Erf 33105 | R 2 361 | R 850 000 | 360 | 160 | 2024 |
| Erf 22794 | R 2 366 | R 880 000 | 372 | 478 | 2026 |
| Erf 33094 | R 2 667 | R 920 000 | 345 | 218 | 2025 |
| Erf 33063 | R 2 997 | R 899 000 | 300 | 49 | 2025 |
| Erf 10538 out | R 3 662 | R 1 300 000 | 355 | 377 | 2025 |
14 nearby sales, sold 2023 to 2026; 1 excluded as outliers. The 1 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 201 701.03 and R 901 996.67. 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 · 8
| Registration to bid, refundable | R 45 000.00 |
| Case number | 6239/2023 |
| Evidence read | 2026-07-31 |
Flags · 5
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 14 nearby sales, sold 2023 to 2026; 1 excluded as outliers, 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.