Property report · census 3 Aug 2026
425129 · 3 Bedroom Apartment with Balcony
Windsor West, Unit 9 Golf View - 9 Golf View Viscount Avenue
The auction
When
12 Aug 2026
Wednesday · 9 lead days
Held by
Sheriff Randburg South West
Gauteng
Where
Not re-read yet
the venue is on the notice and the source's page
Cash on auction day
R 7 950
balance R 40 500 by 2 Sep 2026
All-in cost
R 73 450
to R 366 450 at full provisions
Discount to market
—
no market value held
Gross yield
—
market reference 10.9%
The money ladder · bid basis: reserve
| Bid band (reserve) | R 45 000 – R 49 500 |
| All-in ceiling | R 366 450 |
Firm cost at the bid floor · R 73 450
| Bid price | R 45 000 |
| Sheriff's commission, incl VAT | R 3 450 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 686 |
Provisions, floor to ceiling · R 4 500 – R 288 500
Municipal arrears aged
R 120 000
Remediation
R 50 000
Levy arrears
R 60 000
Eviction
R 45 000
Holding cost
R 13 500
Evaluation states
✓
reserve · pass
✓
size · pass
?
market · review
Provenance
| Case opened | 2022 |
| Oldest bond registered | 2008 |
| Reserve is rand-exact | R 45 000.00 |
| The firm's live book | 3 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 R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R6750 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.