3 Bedroom House with Lounge
423606 · Randburg West · Bloubosrand · 3 bed · 242 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Randburg West |
Value indicators
| Last sold price | R 205 000.00 |
| Sale date | 2015/08/17 |
Walk away above R 770 472.97 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 recited | R 380 000.00 |
| Sheriff's commission | R 15 800.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 370.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 423 170.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| 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 188 500.00 |
Cash
| On auction day | R 56 170.00 |
| Balance by 25 Aug 2026 | R 342 000.00 |
| All-in, floor to ceiling | R 423 170.00 – R 650 785.50 |
| All-in per m² at the ceiling | R 2 689.20 |
Registered against the title · 2
| Bond, South African Home Loans Guarantee Trust B16254/2016 | R 720 000.00 |
| Interdict I-3797/2022AT | — |
Nearby sales · 3 used of 15
= Consistent with its own 2015 sale of R 205 000.00, at 15.8% a year over 11.0 years.
Selected sale Erf 1644 · R 4 339/m² · R 820 000 · 189m² · 24m away · sold 2026 · used by model
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1644 out | R 2 717 | R 720 000 | 265 | 94 | 2025 |
| Erf 1644 out | R 2 946 | R 825 000 | 280 | 125 | 2025 |
| Erf 1644 | R 4 167 | R 750 000 | 180 | 94 | 2025 |
| Erf 1644 | R 4 233 | R 800 000 | 189 | 67 | 2024 |
| Erf 1644 | R 4 339 | R 820 000 | 189 | 24 | 2026 |
| Unit 456 Bridgetown | R 6 570 | R 328 500 | 50 | 152 | 2025 |
| Unit 305 Bridgetown | R 6 900 | R 345 000 | 50 | 152 | 2025 |
| Unit 343 Bridgetown | R 7 000 | R 350 000 | 50 | 152 | 2026 |
| Unit 379 Bridgetown | R 7 160 | R 358 000 | 50 | 152 | 2025 |
| Unit 360 Bridgetown | R 7 260 | R 363 000 | 50 | 152 | 2025 |
| Unit 348 Bridgetown | R 7 400 | R 370 000 | 50 | 152 | 2025 |
| Unit 485 Bridgetown | R 7 927 | R 325 000 | 41 | 152 | 2025 |
| Unit 424 Bridgetown | R 8 537 | R 350 000 | 41 | 152 | 2025 |
| Unit 314 Bridgetown | R 9 000 | R 450 000 | 50 | 152 | 2025 |
| Unit 376 Bridgetown | R 19 900 | R 995 000 | 50 | 152 | 2025 |
3 nearby sales, sold 2024 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 1 008 333.33 and R 1 049 947.09. 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 · 5
| Evidence read | 2026-07-31 |
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.
Market value is derived from 3 nearby sales, sold 2024 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: Hammond Pole Ndlovu Inc C/o NVG Attorneys (0118741800). This is the practical route to an arrears figure before auction day.