4 Bedroom Family Home with Pool and Staff Quarters
423587 · Johannesburg East · Glenvista · 4 bed · 992 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 3 200 000.00 |
| Sale date | 2019/07/09 |
Walk away above R 1 870 592.73 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, reserve published on the listing | R 2 300 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 51 786.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 2 457 786.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 90 000.00 |
| 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 198 500.00 |
Cash
| On auction day | R 327 786.00 |
| Balance by 25 Aug 2026 | R 2 070 000.00 |
| All-in, floor to ceiling | R 2 457 786.00 – R 2 904 100.00 |
| All-in per m² at the ceiling | R 2 927.52 |
Registered against the title · 1
| Bond, A B S A Bank Ltd B24534/2009 | R 1 620 000.00 |
Nearby sales · 11 used of 15
= Consistent with its own 2019 sale of R 3 200 000.00, at -5.2% a year over 7.1 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3423 | R 1 249 | R 1 999 000 | 1601 | 139 | 2025 |
| Erf 3467 | R 1 490 | R 2 275 000 | 1527 | 256 | 2025 |
| Erf 3088 | R 1 681 | R 2 100 000 | 1249 | 191 | 2024 |
| Erf 3417 | R 1 865 | R 2 320 000 | 1244 | 165 | 2025 |
| Erf 3166 | R 2 016 | R 2 750 000 | 1364 | 113 | 2024 |
| Erf 3367 | R 2 217 | R 2 450 000 | 1105 | 245 | 2025 |
| Erf 3442 | R 2 590 | R 2 600 000 | 1004 | 38 | 2023 |
| Erf 3126 | R 2 623 | R 4 200 000 | 1601 | 255 | 2025 |
| Erf 3401 | R 2 814 | R 3 000 000 | 1066 | 151 | 2025 |
| Erf 3399 | R 3 003 | R 3 330 000 | 1109 | 135 | 2025 |
| Erf 3469 | R 3 167 | R 2 850 000 | 900 | 240 | 2025 |
| Unit 3 Glen Guy 109 Thaba Bosigo Avenue | R 5 516 | R 855 000 | 155 | 30 | 2024 |
| Unit 4 West Quad 50 Kirby Beller Road | R 10 233 | R 2 200 000 | 215 | 290 | 2026 |
| Unit 5 Brondean Views 74 Kirby Beller Road | R 10 598 | R 1 950 000 | 184 | 199 | 2025 |
| Unit 2 Villa Picasso 126 Thaba Bosigo Avenue | R 11 053 | R 1 680 000 | 152 | 81 | 2026 |
11 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 1 238 605.87 and R 3 141 333.33. 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 | 61304/2023 |
| Evidence read | 2026-07-31 |
Flags · 5
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 2023 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.
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.