3 Bedroom Family Home with Double Garage
425136 · Randburg South West · Franklin Roosevelt Park · 3 bed · 996 m² · freehold · auction 12 Aug 2026
Auction details
| Auction date | 12 Aug 2026 |
| Held by | Sheriff OF THE HIGH COURT RANDBURG SOUTH WEST |
Value indicators
| Last sold price | R 420 000.00 |
| Sale date | 2002/11/10 |
Walk away above R 1 486 892.19 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 1 000 000.00 |
| Sheriff's commission | R 25 500.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 825.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 069 325.00 |
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 129 325.00 |
| Balance by 2 Sep 2026 | R 900 000.00 |
| All-in, floor to ceiling | R 1 069 325.00 – R 1 379 550.00 |
| All-in per m² at the ceiling | R 1 385.09 |
Registered against the title · 3
| Bond, A B S A Bank Ltd B58316/2006 | R 950 000.00 |
| Interdict I-1880/2026AT | — |
| Interdict I-5470/2014AT | — |
Nearby sales · 11 used of 15
= Consistent with its own 2002 sale of R 420 000.00, at 6.3% a year over 23.7 years.
Selected sale Erf 173 · R 1 765/m² · R 1 850 000 · 1048m² · 61m away · sold 2024 · used by model
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 55 | R 628 | R 625 000 | 996 | 228 | 2025 |
| Erf 197 | R 1 255 | R 1 250 000 | 996 | 156 | 2025 |
| Erf 55 | R 1 255 | R 1 250 000 | 996 | 228 | 2025 |
| Erf 29 | R 1 606 | R 1 600 000 | 996 | 165 | 2025 |
| Erf 173 | R 1 765 | R 1 850 000 | 1048 | 61 | 2024 |
| Erf 194 | R 1 789 | R 1 785 000 | 998 | 146 | 2024 |
| Erf 41 | R 1 857 | R 1 850 000 | 996 | 104 | 2025 |
| Erf 183 | R 1 956 | R 1 950 000 | 997 | 109 | 2025 |
| Erf 54 | R 1 958 | R 1 950 000 | 996 | 201 | 2024 |
| Erf 17 | R 1 958 | R 1 950 000 | 996 | 275 | 2026 |
| Erf 246 | R 2 510 | R 2 500 000 | 996 | 206 | 2024 |
| Erf 188 | R 2 610 | R 2 600 000 | 996 | 141 | 2025 |
| Erf 46 | R 2 640 | R 1 600 000 | 606 | 127 | 2025 |
| Erf 197 | R 2 811 | R 2 800 000 | 996 | 156 | 2025 |
| Erf 228 out | R 5 023 | R 5 002 500 | 996 | 233 | 2024 |
11 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 625 000.00 and R 2 800 000.00. 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 | 123683/2024 |
| Evidence read | 2026-07-31 |
Open-data screening · 5 of 7 sections reached
Context from public map and government GIS sources. It does not change the price verdict and is not a deed, valuation or geotechnical report.
| Municipality | City of Johannesburg Gauteng |
| Census 2022 context municipality level, not this property | 4,803,262 people 1,841,916 households 89.8% formal dwellings 77.1% piped water 94.1% electricity |
| Education within 3.0 km | 16 mapped nearest: Franklin D. Roosevelt Primary School, 128 m straight-line 0.7 min / 0.3 km driving |
| Healthcare within 3.0 km | 19 mapped nearest: Dr. Theo Louridas, 320 m straight-line 1.0 min / 0.4 km driving |
| Grocery within 3.0 km | 39 mapped nearest: Quickshop, 362 m straight-line 2.1 min / 1.1 km driving |
| Transport within 3.0 km | 0 mapped |
| Not assessed | flood, dolomite, soil, slope no authoritative layer configured |
Map data © OpenStreetMap contributors.
Coverage and sources
| Coordinates | held SheriffHQ detail map · 2026-07-31 |
| Administrative | parsed DPME Census 2022 · 2026-08-02 |
| Cadastral | failed https://dffeportal.environment.gov.za/hosting/rest/services/CSG_Cadaster/CSG_Cadastral_Data/MapServer · 2026-08-02 |
| Amenities | parsed OpenStreetMap Overpass · 2026-08-02 |
| Routes | parsed OSRM · 2026-08-02 |
| Demographics | parsed DPME Census 2022 · 2026-08-02 |
| Hazards | failed configured official GIS layers · 2026-08-02 |
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 11 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: HACK (012 325 4185). This is the practical route to an arrears figure before auction day.