4 Bedroom Family Home on Large Erf
423690 · Johannesburg East · Lombardy East · 4 bed · 2023 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 1 200 000.00 |
| Sale date | 2014/10/18 |
Walk away above R 1 236 542.44 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 621 000.00 |
| Sheriff's commission | R 19 815.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 972.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 683 787.25 |
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 84 887.25 |
| Balance by 25 Aug 2026 | R 558 900.00 |
| All-in, floor to ceiling | R 683 787.25 – R 945 458.48 |
| All-in per m² at the ceiling | R 467.35 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd B6821/2015 | R 960 000.00 |
Nearby sales · 11 used of 15
= Consistent with its own 2014 sale of R 1 200 000.00, at 2.1% a year over 11.8 years.
Selected sale Erf 127 · R 1 186/m² · R 2 400 000 · 2023m² · 63m away · sold 2025 · used by model
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 98 out | R 17 | R 34 000 | 2023 | 241 | 2024 |
| Erf 98 out | R 124 | R 250 000 | 2023 | 241 | 2024 |
| Erf 109 | R 470 | R 950 000 | 2023 | 191 | 2025 |
| Erf 163 | R 618 | R 1 250 000 | 2024 | 171 | 2024 |
| Erf 156 | R 618 | R 1 250 000 | 2023 | 151 | 2024 |
| Erf 32 | R 646 | R 960 000 | 1487 | 284 | 2024 |
| Erf 127 | R 692 | R 1 400 000 | 2024 | 71 | 2023 |
| Erf 109 | R 756 | R 1 530 000 | 2024 | 171 | 2024 |
| Erf 125 | R 786 | R 1 590 000 | 2023 | 143 | 2024 |
| Erf 128 | R 791 | R 1 600 000 | 2024 | 115 | 2026 |
| Erf 122 | R 849 | R 1 720 000 | 2025 | 312 | 2025 |
| Erf 150 | R 890 | R 1 800 000 | 2023 | 285 | 2024 |
| Erf 137 | R 900 | R 900 000 | 1000 | 179 | 2025 |
| Erf 127 | R 1 186 | R 2 400 000 | 2023 | 63 | 2025 |
| Erf 37 out | R 1 311 | R 1 950 000 | 1487 | 317 | 2025 |
11 nearby sales, sold 2023 to 2026; 3 excluded as outliers. The 3 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 950 000.00 and R 2 400 000.00. 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 | 84828/2023 |
| 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 11 nearby sales, sold 2023 to 2026; 3 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.