3 Bedroom Family Home on Erf 2081
425225 · Mitchells Plain North · Weltevreden Valley · 3 bed · 376 m² · freehold · auction 3 Aug 2026
Auction details
| Auction date | 3 Aug 2026 |
| Held by | Sheriff Mitchells Plain North |
Value indicators
| Last sold price | R 1 350 000.00 |
| Sale date | 2021/10/17 |
Walk away above R 1 427 625.14 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 1 000 000.00 |
| Sheriff's commission | R 25 500.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 825.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 069 325.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| 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 188 500.00 |
Cash
| On auction day | R 144 325.00 |
| Balance by 24 Aug 2026 | R 900 000.00 |
| All-in, floor to ceiling | R 1 069 325.00 – R 1 379 550.00 |
| All-in per m² at the ceiling | R 3 669.02 |
Registered against the title · 1
| Bond, Nedbank Ltd B2439/2022 | R 1 350 000.00 |
Nearby sales · 12 used of 15
= Consistent with its own 2021 sale of R 1 350 000.00, at 5.2% a year over 4.8 years.
Selected sale Erf 2072 · R 3 388/m² · R 1 250 000 · 369m² · 41m away · sold 2025 · used by model
Used by model Context only
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2177 | R 564 | R 1 300 000 | 2303 | 89 | 2024 |
| Erf 618 | R 941 | R 400 000 | 425 | 273 | 2025 |
| Erf 655 | R 2 626 | R 1 234 000 | 470 | 173 | 2024 |
| Erf 6989 | R 3 174 | R 1 165 000 | 367 | 106 | 2025 |
| Erf 2072 | R 3 388 | R 1 250 000 | 369 | 41 | 2025 |
| Erf 6995 | R 4 444 | R 1 720 000 | 387 | 180 | 2025 |
| Erf 7045 | R 4 538 | R 1 180 000 | 260 | 283 | 2026 |
| Erf 2093 | R 4 607 | R 1 700 000 | 369 | 138 | 2025 |
| Erf 8923 | R 4 808 | R 1 250 000 | 260 | 139 | 2026 |
| Erf 8218 | R 4 900 | R 1 269 000 | 259 | 256 | 2025 |
| Erf 2659 | R 5 386 | R 13 523 600 | 2511 | 125 | 2025 |
| Erf 7007 | R 5 448 | R 1 580 000 | 290 | 215 | 2026 |
| Erf 7064 | R 5 620 | R 1 405 000 | 250 | 165 | 2025 |
| Erf 8247 | R 5 667 | R 850 000 | 150 | 145 | 2024 |
| Erf 7082 | R 6 346 | R 1 650 000 | 260 | 238 | 2025 |
12 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 353 882.35 and R 2 386 153.85. 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 · 9
| Registration to bid, refundable | R 15 000.00 |
| Evidence read | 2026-07-31 |
Flags · 3
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 2024 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: STBB Attorneys (021-9433800). This is the practical route to an arrears figure before auction day.