3 Bedroom Family Home
423695 · Johannesburg South · Naturena · 3 bed · 265 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg South |
Value indicators
| Last sold price | R 161 822.00 |
| Sale date | 2011/03/31 |
Walk away above R 541 168.24 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 550 000.00 |
| Sheriff's commission | R 18 750.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 812.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 611 562.50 |
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 76 562.50 |
| Balance by 25 Aug 2026 | R 495 000.00 |
| All-in, floor to ceiling | R 611 562.50 – R 856 011.25 |
| All-in per m² at the ceiling | R 3 230.23 |
Registered against the title · 3
| Bond, Amount K222/2009S | R 200 030 707.00 |
| Bond, A B S A Bank Ltd B24240/2011 | R 318 000.00 |
| Interdict I-2152/2023AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2011 sale of R 161 822.00, at 10.9% a year over 15.3 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 322 | R 101 | R 3 025 000 | 30000 | 235 | 2025 |
| Erf 3009 | R 898 | R 439 254 | 489 | 253 | 2025 |
| Erf 3009 | R 1 329 | R 650 000 | 489 | 253 | 2025 |
| Erf 3555 | R 1 844 | R 450 000 | 244 | 157 | 2025 |
| Erf 3555 | R 1 938 | R 500 000 | 258 | 123 | 2024 |
| Erf 3552 | R 2 451 | R 870 000 | 355 | 195 | 2025 |
| Erf 3552 | R 2 680 | R 670 000 | 250 | 220 | 2025 |
| Erf 3034 | R 2 930 | R 800 000 | 273 | 123 | 2025 |
| Erf 3034 | R 3 040 | R 760 000 | 250 | 183 | 2025 |
| Erf 3555 | R 3 256 | R 840 000 | 258 | 175 | 2025 |
| Erf 3555 | R 3 295 | R 850 000 | 258 | 74 | 2024 |
| Erf 3552 | R 3 312 | R 1 050 000 | 317 | 79 | 2025 |
| Erf 3555 | R 3 488 | R 900 000 | 258 | 88 | 2024 |
| Erf 3555 | R 3 734 | R 900 000 | 241 | 138 | 2024 |
| Erf 3034 | R 3 849 | R 1 020 000 | 265 | 140 | 2025 |
14 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 238 041.53 and R 1 020 000.00. 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 · 5
| 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 2024 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: Hammond Pole Majola Inc C/o NVG Attorneys (0118741800). This is the practical route to an arrears figure before auction day.