no description published
423642 · Germiston North · Primrose · 954 m² · freehold · auction 5 Aug 2026
Auction details
| Auction date | 5 Aug 2026 |
| Held by | Sheriff Germiston North |
Value indicators
| Last sold price | R 1 450 000.00 |
| Sale date | 2022/11/07 |
Walk away above R 981 466.98 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 1 141 000.00 |
| Sheriff's commission | R 27 615.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 4 142.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 232 757.25 |
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 145 857.25 |
| Balance by 26 Aug 2026 | R 1 026 900.00 |
| All-in, floor to ceiling | R 1 232 757.25 – R 1 538 678.48 |
| All-in per m² at the ceiling | R 1 612.87 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B9938/2023 | R 1 450 000.00 |
Nearby sales · 12 used of 15
= Consistent with its own 2022 sale of R 1 450 000.00, at -4.1% a year over 3.7 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2191 | R 1 080 | R 850 000 | 787 | 114 | 2024 |
| Erf 2543 | R 1 124 | R 935 000 | 832 | 69 | 2025 |
| Erf 1057 | R 1 160 | R 1 150 000 | 991 | 200 | 2025 |
| Erf 1448 | R 1 162 | R 1 150 000 | 990 | 135 | 2024 |
| Erf 2191 | R 1 207 | R 950 000 | 787 | 99 | 2024 |
| Erf 1620 | R 1 261 | R 1 250 000 | 991 | 196 | 2025 |
| Erf 1061 | R 1 336 | R 1 300 000 | 973 | 156 | 2025 |
| Erf 1060 | R 1 387 | R 1 350 000 | 973 | 173 | 2024 |
| Erf 1455 | R 1 463 | R 1 450 000 | 991 | 49 | 2025 |
| Erf 1610 | R 1 497 | R 1 000 000 | 668 | 133 | 2025 |
| Erf 1620 | R 1 544 | R 1 530 000 | 991 | 196 | 2025 |
| Erf 1061 | R 1 696 | R 1 650 000 | 973 | 156 | 2025 |
| Erf 1456 out | R 2 437 | R 1 450 000 | 595 | 63 | 2025 |
| Unit 14 Lara's Place 62 Mandarin Road | R 4 560 | R 415 000 | 91 | 250 | 2025 |
| Unit 15 Lara's Place 62 Mandarin Road | R 5 824 | R 530 000 | 91 | 250 | 2026 |
12 nearby sales, sold 2024 to 2025; 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 1 030 368.49 and R 1 617 780.06. 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 | 127146/2024 |
| 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 12 nearby sales, sold 2024 to 2025; 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.