3 Bedroom Family Home with Flatlet
423630 · Johannesburg East · South Hills · 3 bed · 476 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 1 175 000.00 |
| Sale date | 2022/02/05 |
Walk away above R 575 367.42 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 900 000.00 |
| Sheriff's commission | R 24 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 600.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 967 600.00 |
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 117 600.00 |
| Balance by 25 Aug 2026 | R 810 000.00 |
| All-in, floor to ceiling | R 967 600.00 – R 1 247 652.50 |
| All-in per m² at the ceiling | R 2 621.12 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B18527/2022 | R 1 233 750.00 |
Nearby sales · 13 used of 15
= Consistent with its own 2022 sale of R 1 175 000.00, at -7.5% a year over 4.5 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 99 | R 984 | R 600 000 | 610 | 121 | 2021 |
| Erf 47 | R 1 308 | R 700 000 | 535 | 218 | 2018 |
| Erf 87 | R 1 420 | R 900 000 | 634 | 99 | 2023 |
| Erf 92 | R 1 422 | R 1 125 000 | 791 | 304 | 2025 |
| Erf 260 | R 1 467 | R 930 000 | 634 | 124 | 2024 |
| Erf 254 | R 1 498 | R 950 000 | 634 | 175 | 2024 |
| Erf 443 | R 1 735 | R 1 100 000 | 634 | 285 | 2025 |
| Erf 1202 | R 1 807 | R 253 031 | 140 | 293 | 2026 |
| Erf 74 | R 2 011 | R 1 400 000 | 696 | 104 | 2025 |
| Erf 165 | R 2 027 | R 965 000 | 476 | 284 | 2025 |
| Erf 26 | R 2 033 | R 980 000 | 482 | 119 | 2025 |
| Erf 243 | R 2 050 | R 1 300 000 | 634 | 258 | 2025 |
| Erf 1 | R 2 141 | R 1 400 000 | 654 | 252 | 2024 |
| Erf 443 | R 2 287 | R 1 450 000 | 634 | 285 | 2025 |
| Erf 1202 | R 4 833 | R 870 000 | 180 | 252 | 2025 |
13 nearby sales, sold 2018 to 2025. The median runs across the rest, and the rates they span put this erf between R 468 196.72 and R 1 088 643.53. 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 · 8
| Case number | 080104/2024 |
| 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 13 nearby sales, sold 2018 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.