Description

4 Bedroom Family Home with Pool and Garages

Locality

Dagbreek

Source

SheriffHQ · ref 426658

Size

944 m²

Bedrooms

4

Title

Freehold

Occupancy

unknown

Reserve

published

Erf size

not assessed

Auction

19 Aug 2026 · 11:00

Days to auction

8 days

Sheriff

Welkom

Gross yield

no rent held for Dagbreek

To market

34.9% 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 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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R85500 in its place.
• the lowest bid this sale permits, R570000, is already above the R400382 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 2025, 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.