Property report · census 3 Aug 2026
425227 · 4 Bedroom Family Home with Two Empty Buildings
Wesfleur - 15 Begonia Circle
The auction
The money ladder · bid basis: band
| Bid band (band) | R 50 000 – R 500 000 |
| All-in ceiling | R 744 200 |
| Market value | R 867 534 |
Firm cost at the bid floor · R 78 450
| Bid price | R 50 000 |
| Sheriff's commission, incl VAT | R 3 450 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 99 |
Provisions, floor to ceiling · R 4 500 – R 198 500
Evaluation states
Registered transfers nearby · 15 within 309 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 · City of Cape Town, Western Cape
Nearest of each kind within 3000 m; drive times where routed. Screening context, never a verdict input.
Provenance
| Case opened | 2023 |
| Oldest bond registered | 2019 |
Warnings · 5
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- the municipal arrears ceiling is aged to the 2023-opened case: R90000 against the R80000 base, at R30000 a judgment-year capped at R240000 - unconfirmed model parameters, and still a provision, not a quote
- 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 R7500 in its place.
- market value disagrees with this property's own last sale - this value implies +18.2% a year against its own 2014 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.