Property report · census 3 Aug 2026
425228 · 4 Bedroom House with Outbuilding and Pool on Large Erf
Parow - 20 Kensington Crescent
The auction
The money ladder · bid basis: anchored
| Bid band (anchored) | R 2 900 959 – R 8 583 791 |
| All-in ceiling | R 9 669 864 |
| Walk-away price | R 8 583 791 |
| Market value | R 9 669 864 |
Firm cost at the bid floor · R 3 106 236
| Bid price | R 2 900 959 |
| Sheriff's commission, incl VAT | R 46 000 |
| Transfer duty | R 99 277 |
| Conveyancing | R 60 000 |
| Firm cost per m² | R 3 170 |
Provisions, floor to ceiling · R 4 500 – R 258 500
Evaluation states
Registered transfers nearby · 15 within 129 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.
Provenance
| Case opened | 2021 |
| Oldest bond registered | 2005 |
| The firm's live book | 5 sales in this census |
Warnings · 4
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- the municipal arrears ceiling is aged to the 2021-opened case: R150000 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 R99277. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R435144 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.