Property report · census 3 Aug 2026
425201 · 3 Bedroom Family Home with Outbuilding and Garage
Merriespruit - 15 First Street
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 434 000 – R 477 400 |
| All-in ceiling | R 711 210 |
| Market value | R 378 982 |
Firm cost at the bid floor · R 478 562
| Bid price | R 434 000 |
| Sheriff's commission, incl VAT | R 19 562 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 427 |
Provisions, floor to ceiling · R 4 500 – R 188 500
Evaluation states
Registered transfers nearby · 15 within 228 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.
Around the property · Matjhabeng, Free State
Nearest of each kind within 3000 m; drive times where routed. Screening context, never a verdict input.
Provenance
| Case opened | 2024 |
| Oldest bond registered | 2021 |
| Reserve is rand-exact | R 434 000.00 |
| The firm's live book | 19 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 R65100 in its place.
- market value disagrees with this property's own last sale - this value implies -10.9% a year against its own 2021 sale, outside the -10% to +18% the rest of the census shows
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.