3 Bedroom Family Home
423607 · Johannesburg East · The Hill · 3 bed · 714 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 1 900 000.00 |
| Sale date | 2021/06/26 |
Walk away above R 1 094 251.09 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 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 1 134.54 |
Registered against the title · 2
| Bond, B S A Home Loans Guarantee Co Rf Pty Ltd B26576/2021 | R 1 600 000.00 |
| Interdict I-5218/2024AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2021 sale of R 1 900 000.00, at -6.0% a year over 5.1 years.
Selected sale Erf 554 · R 1 538/m² · R 1 100 000 · 715m² · 59m away · sold 2024 · used by model
Used by model Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 576 | R 1 120 | R 1 200 000 | 1071 | 142 | 2025 |
| Erf 728 | R 1 459 | R 1 056 000 | 724 | 192 | 2023 |
| Erf 473 | R 1 471 | R 1 050 000 | 714 | 102 | 2025 |
| Erf 554 | R 1 538 | R 1 100 000 | 715 | 59 | 2024 |
| Erf 420 | R 1 541 | R 1 100 000 | 714 | 142 | 2025 |
| Erf 473 | R 1 821 | R 1 300 000 | 714 | 102 | 2025 |
| Erf 549 | R 1 889 | R 1 375 000 | 728 | 94 | 2025 |
| Erf 408 | R 1 987 | R 1 550 000 | 780 | 138 | 2026 |
| Erf 557 | R 2 026 | R 1 850 000 | 913 | 96 | 2024 |
| Erf 409 | R 2 095 | R 1 550 000 | 740 | 142 | 2026 |
| Erf 422 | R 2 241 | R 1 600 000 | 714 | 117 | 2026 |
| Erf 421 | R 2 311 | R 1 650 000 | 714 | 129 | 2026 |
| Erf 393 | R 2 411 | R 1 700 000 | 705 | 215 | 2025 |
| Erf 416 | R 2 731 | R 1 950 000 | 714 | 203 | 2025 |
| Erf 493 out | R 5 376 | R 2 500 000 | 465 | 68 | 2025 |
14 nearby sales, sold 2023 to 2026; 1 excluded as outliers. The 1 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 800 000.00 and R 1 950 000.00. 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 · 6
| Case number | 2023/0668 |
| 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 14 nearby sales, sold 2023 to 2026; 1 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: Lowndes Dlamini (011-292-5777). This is the practical route to an arrears figure before auction day.