Description

4 Bedroom Family Home with Ensuite Bathrooms and Double Garage

Locality

Royal Palm Estates

Source

SheriffHQ · ref 425121

Size

361 m²

Bedrooms

4

Title

Freehold

Occupancy

unknown

Reserve

published

Erf size

not assessed

Auction

11 Aug 2026 · 10:00

Days to auction

0 days

Sheriff

Kwa Dukuza Stanger

Gross yield

no rent held for Royal Palm Estates

To market

11.6% above

Screening

+ Pass, reserve · × Fail, walk away · ? Review, market

Flags · 4

• nobody with standing has signed off the conveyancing fee bands, which moved a figure here
• commission scale not recited in the notice - configured fallback used
• VAT status is not recited, and notices do not state it: modelled as a transfer-duty sale at R33786. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R300000 in its place.
• the lowest bid this sale permits, R2000000, is already above the R1951929 walk-away price - no bid in the band recovers its own cost against modelled value, so this cannot alert whatever the rent turns out to be

• 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 11 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: DELBERG ATTORNEYS (012 361 5001). 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.