3 Bedroom House with Outbuilding and Carport
423595 · Johannesburg East · La Rochelle · 3 bed · 495 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 850 000.00 |
| Sale date | 2015/09/30 |
Walk away above R 1 011 968.54 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 500 000.00 |
| Sheriff's commission | R 18 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 700.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 545 700.00 |
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 70 700.00 |
| Balance by 25 Aug 2026 | R 450 000.00 |
| All-in, floor to ceiling | R 545 700.00 – R 810 062.50 |
| All-in per m² at the ceiling | R 1 636.49 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B34390/2015 | R 765 000.00 |
Nearby sales · 7 used of 15
= Consistent with its own 2015 sale of R 850 000.00, at 4.0% a year over 10.8 years.
Selected sale Unit 1 Benun Court 35 Ninth Street · R 5 303/m² · R 350 000 · 66m² · 47m away · sold 2024 · context only
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 589 out | R 1 111 | R 550 000 | 495 | 107 | 2025 |
| Erf 479 out | R 1 656 | R 819 834 | 495 | 129 | 2025 |
| Erf 587 | R 2 218 | R 550 000 | 248 | 83 | 2025 |
| Erf 408 | R 2 222 | R 1 100 000 | 495 | 143 | 2026 |
| Erf 555 | R 2 626 | R 1 300 000 | 495 | 101 | 2025 |
| Erf 589 | R 2 626 | R 1 300 000 | 495 | 107 | 2026 |
| Erf 441 | R 2 727 | R 1 350 000 | 495 | 118 | 2025 |
| Erf 553 | R 2 727 | R 1 350 000 | 495 | 120 | 2025 |
| Erf 569 | R 2 828 | R 1 400 000 | 495 | 142 | 2025 |
| Unit 1 Benun Court 35 Ninth Street | R 5 303 | R 350 000 | 66 | 47 | 2024 |
| Unit 3 Benun Court 35 Ninth Street | R 5 303 | R 350 000 | 66 | 47 | 2024 |
| Unit 6 Benun Court 35 Ninth Street | R 5 385 | R 350 000 | 65 | 47 | 2024 |
| Unit 2 Benun Court 35 Ninth Street | R 5 385 | R 350 000 | 65 | 47 | 2024 |
| Unit 4 Benun Court 35 Ninth Street | R 5 385 | R 350 000 | 65 | 47 | 2024 |
| Unit 5 Benun Court 35 Ninth Street | R 5 469 | R 350 000 | 64 | 47 | 2024 |
7 nearby sales, sold 2025 to 2026; 2 excluded as outliers. The 2 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 1 097 782.26 and R 1 400 000.00. 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 | 121962/2023 |
| 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 7 nearby sales, sold 2025 to 2026; 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.