3 Bedroom House with Outbuilding on 1011 sqm Erf
423699 · Johannesburg East · Rouxville · 3 bed · 1011 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 | 2014/11/18 |
Walk away above R 1 004 044.62 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 970 000.00 |
| Sheriff's commission | R 25 050.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 757.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 038 807.50 |
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 125 807.50 |
| Balance by 25 Aug 2026 | R 873 000.00 |
| All-in, floor to ceiling | R 1 038 807.50 – R 1 345 980.75 |
| All-in per m² at the ceiling | R 1 331.34 |
Registered against the title · 3
| Bond, S B Guarantee Co Rf Pty Ltd B16692/2015 | R 900 000.00 |
| Bond, S B Guarantee Co Rf Pty Ltd B13448/2019 | R 505 456.00 |
| Interdict I-2020/2025AT | — |
Nearby sales · 6 used of 15
= Consistent with its own 2014 sale of R 1 200 000.00, at 0.6% a year over 11.7 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 58 | R 1 071 | R 6 000 000 | 5604 | 231 | 2023 |
| Erf 8 | R 1 140 | R 1 400 000 | 1228 | 187 | 2025 |
| Erf 10 | R 1 202 | R 1 350 000 | 1123 | 22 | 2024 |
| Erf 43 | R 1 230 | R 1 250 000 | 1016 | 260 | 2025 |
| Erf 54 | R 1 306 | R 1 290 000 | 988 | 168 | 2024 |
| Erf 2 | R 1 309 | R 1 300 000 | 993 | 97 | 2025 |
| Erf 14 | R 1 563 | R 1 580 000 | 1011 | 47 | 2025 |
| Unit 1 Ronivan Court 7 Main Street out | R 2 311 | R 1 800 000 | 779 | 136 | 2024 |
| Unit 36 Richmar Gardens | R 4 000 | R 400 000 | 100 | 179 | 2025 |
| Unit 2 Highlands North Medical Centre 12 Third Avenue | R 5 103 | R 495 000 | 97 | 237 | 2025 |
| Unit 4 Villa Roux 25 Roux Street | R 5 818 | R 960 000 | 165 | 49 | 2024 |
| Unit 3 Villa Roux 25 Roux Street | R 5 848 | R 1 000 000 | 171 | 49 | 2024 |
| Unit 20 Richmar Gardens | R 6 066 | R 370 000 | 61 | 179 | 2025 |
| Unit 10 Richmar Gardens | R 6 250 | R 625 000 | 100 | 179 | 2025 |
| Unit 21 Richmar Gardens | R 6 348 | R 895 000 | 141 | 179 | 2026 |
6 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 1 152 605.86 and R 1 580 000.00. 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 · 8
| Case number | 1854/2024 |
| Evidence read | 2026-07-31 |
Flags · 3
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 6 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.