Description

4 Bedroom Family Home with Pool and Outbuilding

Locality

Constantia

Source

SheriffHQ · ref 425231

Size

1105 m²

Bedrooms

4

Title

Freehold

Occupancy

unknown

Reserve

published

Erf size

not assessed

Auction

18 Aug 2026 · 11:00

Venue

3 Carr Hill Road

Days to auction

7 days

Sheriff

Wynberg South

Gross yield

no rent held for Constantia

To market

14.4% above

Screening

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

Flags · 5

• 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
• the municipal arrears ceiling is aged to the 2022-opened case: R120000 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 R360356. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R795000 in its place.
• the lowest bid this sale permits, R5300000, is already above the R5084101 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 9 nearby sales, sold 2023 to 2025; 2 excluded as outliers, 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 (021943 3800). 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.