Property report · census 3 Aug 2026
425100 · 4 Bedroom House with Second Dwelling and Outbuildings
Bryanston - 16 Pytchley Road
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 2 933 639 – R 3 227 003 |
| All-in ceiling | R 3 693 829 |
Firm cost at the bid floor · R 3 141 530
| Bid price | R 2 933 639 |
| Sheriff's commission, incl VAT | R 46 000 |
| Transfer duty | R 101 891 |
| Conveyancing | R 60 000 |
| Firm cost per m² | R 809 |
Provisions, floor to ceiling · R 4 500 – R 228 500
Evaluation states
Registered transfers nearby · 15 within 322 m
Each dot is a registered transfer: nearer is left, dearer is up.
Houses in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Case opened | 2022 |
| Oldest bond registered | 2010 |
| Reserve is rand-exact | R 2 933 639.00 |
| The firm's live book | 2 sales in this census |
Warnings · 4
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- the municipal arrears ceiling is aged to the 2022-opened case: R120000 against the R80000 base, at R30000 a judgment-year capped at R240000 - unconfirmed model parameters, and still a provision, not a quote
- VAT status is not recited, and notices do not state it: modelled as a transfer-duty sale at R101891. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R440046 in its place.
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. Assumptions version 3. Modelled from the census of 3 Aug 2026; nothing here is a valuation of a property nobody has inspected.