3 Bedroom House with Garage
423589 · Johannesburg South · Kenilworth · 3 bed · 503 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg South |
Value indicators
| Last sold price | R 1 600 000.00 |
| Sale date | 2020/10/06 |
Walk away above R 798 032.68 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 650 000.00 |
| Sheriff's commission | R 20 250.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 037.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 713 287.50 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 120 000.00 |
| 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 228 500.00 |
Cash
| On auction day | R 88 287.50 |
| Balance by 25 Aug 2026 | R 585 000.00 |
| All-in, floor to ceiling | R 713 287.50 – R 1 007 908.75 |
| All-in per m² at the ceiling | R 2 003.79 |
Registered against the title · 3
| Bond, Anglogold Ltd K2028/2003RM | R 200 005 581.00 |
| Bond, S B Guarantee Co Rf Pty Ltd B8119/2021 | R 1 600 000.00 |
| Interdict I-5163/2024AT | — |
Nearby sales · 12 used of 15
= Consistent with its own 2020 sale of R 1 600 000.00, at -6.3% a year over 5.8 years.
Selected sale Erf 304 · R 1 616/m² · R 800 000 · 495m² · 50m away · sold 2025 · used by model
Used by model Context only
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 159 | R 929 | R 460 000 | 495 | 177 | 2025 |
| Erf 11 | R 1 434 | R 360 000 | 251 | 153 | 2024 |
| Erf 304 | R 1 616 | R 800 000 | 495 | 50 | 2025 |
| Erf 237 | R 1 616 | R 800 000 | 495 | 263 | 2025 |
| Erf 304 | R 2 010 | R 995 000 | 495 | 50 | 2025 |
| Erf 550 | R 2 121 | R 1 050 000 | 495 | 140 | 2025 |
| Erf 171 | R 2 121 | R 1 050 000 | 495 | 210 | 2024 |
| Erf 551 | R 2 222 | R 1 100 000 | 495 | 133 | 2024 |
| Erf 534 | R 2 222 | R 1 100 000 | 495 | 230 | 2025 |
| Erf 9 | R 2 888 | R 1 450 000 | 502 | 126 | 2024 |
| Erf 237 | R 2 889 | R 1 430 000 | 495 | 263 | 2025 |
| Erf 170 | R 3 030 | R 1 500 000 | 495 | 268 | 2025 |
| Erf 534 | R 3 232 | R 1 600 000 | 495 | 230 | 2025 |
| Erf 21 | R 3 563 | R 880 000 | 247 | 99 | 2024 |
| Unit 6 Dili Court 194 Turf Club Street | R 4 079 | R 310 000 | 76 | 66 | 2025 |
12 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 467 434.34 and R 1 625 858.59. 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 | 61430/2022 |
| Evidence read | 2026-07-31 |
Flags · 4
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 12 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.