4 Bedroom House with Outbuilding and Pool on Large Erf
425228 · Bellville · Parow · 4 bed · 980 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Bellville |
Value indicators
| Last sold price | R 1 887 000.00 |
| Sale date | 2005/02/09 |
Walk away above R 8 583 790.80 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, opening, anchored to market value | R 2 900 959.14 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 99 276.73 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 3 106 235.87 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 150 000.00 |
| 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 258 500.00 |
Cash
| On auction day | R 435 372.64 |
| Balance by 25 Aug 2026 | R 2 610 863.23 |
| All-in, floor to ceiling | R 3 106 235.87 – R 9 669 863.79 |
| All-in per m² at the ceiling | R 9 867.21 |
Registered against the title · 2
| Bond, Nedbank Ltd B116166/2005 | R 600 000.00 |
| Interdict I-1664/2023AT | — |
Nearby sales · 4 used of 15
= Consistent with its own 2005 sale of R 1 887 000.00, at 7.9% a year over 21.5 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 23765 | R 4 630 | R 4 000 000 | 864 | 47 | 2025 |
| Erf 23770 | R 9 028 | R 9 750 000 | 1080 | 93 | 2026 |
| Erf 23773 | R 10 707 | R 10 000 000 | 934 | 27 | 2026 |
| Erf 23780 | R 17 755 | R 14 950 000 | 842 | 93 | 2025 |
| Unit 205 De Plattekloof Lifestyle Estate | R 37 013 | R 2 850 000 | 77 | 129 | 2025 |
| Unit 731 De Plattekloof Lifestyle Estate | R 37 500 | R 5 400 000 | 144 | 129 | 2025 |
| Unit 105 De Plattekloof Lifestyle Estate | R 47 619 | R 2 000 000 | 42 | 129 | 2026 |
| Unit 405 De Plattekloof Lifestyle Estate | R 48 000 | R 2 400 000 | 50 | 129 | 2025 |
| Unit 712 De Plattekloof Lifestyle Estate | R 49 180 | R 12 000 000 | 244 | 129 | 2025 |
| Unit 728 De Plattekloof Lifestyle Estate | R 50 299 | R 8 400 000 | 167 | 129 | 2026 |
| Unit 201 De Plattekloof Lifestyle Estate | R 53 947 | R 4 100 000 | 76 | 129 | 2026 |
| Unit 528 De Plattekloof Lifestyle Estate | R 53 962 | R 2 860 000 | 53 | 129 | 2025 |
| Unit 713 De Plattekloof Lifestyle Estate | R 57 890 | R 12 620 000 | 218 | 129 | 2024 |
| Unit 512 De Plattekloof Lifestyle Estate | R 61 500 | R 3 075 000 | 50 | 129 | 2026 |
| Unit 502 De Plattekloof Lifestyle Estate | R 62 338 | R 4 800 000 | 77 | 129 | 2025 |
4 nearby sales, sold 2025 to 2026. The median runs across the rest, and the rates they span put this erf between R 4 537 037.04 and R 17 400 237.53. 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 · 7
| Case number | 10846/2021 |
| Evidence read | 2026-07-31 |
Flags · 4
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 4 nearby sales, sold 2025 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: BBM LAW (021 422 2173). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.