Property report · census 3 Aug 2026
425224 · 3 Bedroom House with Double Garage
Waterval East - 11 Victoria Place
The auction
When
13 Aug 2026
Thursday · 10 lead days
Held by
Sheriff Rustenburg
North West
Where
Ground floor, 209 BeyersNaude Drive
as the notice recites it
Cash on auction day
R 135 565
balance R 756 000 by 3 Sep 2026
All-in cost
R 906 565
to R 1 180 514 at full provisions
Discount to market
-3.0%
value R 1 145 986
Gross yield
—
market reference 10.9%
The money ladder · bid basis: reserve
| Bid band (reserve) | R 840 000 – R 924 000 |
| All-in ceiling | R 1 180 514 |
| Walk-away price | R 890 058 |
| Market value | R 1 145 986 |
Firm cost at the bid floor · R 906 565
| Bid price | R 840 000 |
| Sheriff's commission, incl VAT | R 26 565 |
| Transfer duty | R 0 |
| Conveyancing | R 40 000 |
| Firm cost per m² | R 2 666 |
Provisions, floor to ceiling · R 4 500 – R 188 500
Municipal arrears
R 80 000
Remediation
R 50 000
Eviction
R 45 000
Holding cost
R 13 500
Evaluation states
✓
reserve · pass
✓
size · pass
✓
walk away · pass
?
market · review
Registered transfers nearby · 15 within 245 m
Each dot is a registered transfer: nearer is left, dearer is up.
Provenance
| Case opened | 2025 |
| Oldest bond registered | 2022 |
| The firm's live book | 3 sales in this census |
Warnings · 2
- conveyancing_bands
- 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 R126000 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.