10 Bedroom House with Staff Quarters and Carport on Large Erf
425223 · Emalahleni · Kwa-Guqa · 10 bed · 250 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Emalahleni |
Value indicators
| Last sold price | R 578 000.00 |
| Sale date | 2013/06/07 |
Walk away above R 312 505.00 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 recited | R 400 000.00 |
| Sheriff's commission | R 16 500.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 475.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 443 975.00 |
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 58 975.00 |
| Balance by 26 Aug 2026 | R 360 000.00 |
| All-in, floor to ceiling | R 443 975.00 – R 683 165.00 |
| All-in per m² at the ceiling | R 2 732.66 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B4735/2013 | R 540 000.00 |
| Interdict I-270/2025AT | — |
Nearby sales · 12 used of 15
= Consistent with its own 2013 sale of R 578 000.00, at -0.4% a year over 13.2 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 8913 | R 750 | R 180 000 | 240 | 101 | 2022 |
| Erf 3965 | R 1 234 | R 391 269 | 317 | 298 | 2023 |
| Erf 9008 | R 1 478 | R 340 000 | 230 | 241 | 2024 |
| Erf 3964 | R 1 754 | R 570 000 | 325 | 285 | 2023 |
| Erf 9244 | R 2 098 | R 600 000 | 286 | 164 | 2024 |
| Erf 8841 | R 2 120 | R 530 000 | 250 | 144 | 2024 |
| Erf 9187 | R 2 292 | R 550 000 | 240 | 350 | 2025 |
| Erf 9217 | R 2 708 | R 650 000 | 240 | 184 | 2024 |
| Erf 9306 | R 2 708 | R 650 000 | 240 | 338 | 2023 |
| Erf 9120 | R 2 708 | R 650 000 | 240 | 433 | 2025 |
| Erf 9200 | R 2 821 | R 790 000 | 280 | 244 | 2023 |
| Erf 9316 | R 2 836 | R 760 000 | 268 | 365 | 2026 |
| Erf 9252 | R 2 896 | R 695 000 | 240 | 201 | 2023 |
| Erf 3915 | R 3 261 | R 750 000 | 230 | 261 | 2025 |
| Erf 9190 | R 3 417 | R 820 000 | 240 | 317 | 2025 |
12 nearby sales, sold 2022 to 2026. The median runs across the rest, and the rates they span put this erf between R 187 500.00 and R 854 166.67. 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 · 6
| Case number | 4787/2023 |
| 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 12 nearby sales, sold 2022 to 2026, 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: Findlay & Niemeyer Attorneys (012-748 6200). This is the practical route to an arrears figure before auction day.