2 Bedroom Sectional Title Apartment with Balcony
441747 · Johannesburg West · Winchester Hills · 2 bed · sectional · auction 24 Nov 2026
No walk-away
No comparable value is held for this property, so there is nothing to derive a ceiling from. The bid floor below is still firm; what is missing is the figure that would tell you when to stop.
- bid floor, modelled band floor
- R 50 000.00
- Firm 6 lines
- R 78 450.00
- Provisioned never summed
- R 4 500.00 – R 248 500.00
- Cash on the day
- R 8 450.00
- the conveyancing fee bands passed the review date we set, and nobody has looked since
- 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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R7500 in its place.
Auction details
| Auction date | 24 Nov 2026 |
| Held by | Sheriff Johannesburg West |
Suburb demand · Winchester Hills
| Exit read | thin · ~2.8 yrs of stock |
| Absorption · 2025 sales over stock at 2026-08-02 | 0.35 sales per listing / yr |
| Transaction volume change | +9% |
| Bank stock on the pp feed here | 11 |
| Basis | absorption · context only, never part of the verdict |
Firm, figures that exist
| Bid price, modelled band floor | R 50 000.00 |
| Sheriff's commission | R 3 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 450.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 78 450.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 8 450.00 |
| Balance by 15 Dec 2026 | R 45 000.00 |
| All-in, floor to ceiling | R 78 450.00 – R 794 200.00 |
The detail page has not been fetched for this listing. Its reserve state, erf size, registration fee, commission scale and nearby sales are all published and none of them are held here, so every line above runs on the assumption table.
Flags · 3
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.