5 Bedroom Family Home with Staff Quarters and Pool
425142 · Sandton South · Gallo Manor · 5 bed · 1984 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Auction venue | 4 River Road, Riverview Office Park |
| Held by | Sheriff Sandton South |
Value indicators
| Last sold price | R 1 150 000.00 |
| Sale date | 2004/10/01 |
Walk away above R 2 464 684.37 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 3 100 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 118 356.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 3 324 356.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 180 000.00 |
| 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 288 500.00 |
Cash
| On auction day | R 474 356.00 |
| Balance by 25 Aug 2026 | R 2 790 000.00 |
| All-in, floor to ceiling | R 3 324 356.00 – R 3 956 956.00 |
| All-in per m² at the ceiling | R 1 994.43 |
Registered against the title · 5
| Bond, Standard Bank Of South Africa Ltd B132398/2007 | R 550 000.00 |
| Bond, Standard Bank Of South Africa Ltd B74412/2005 | R 1 150 000.00 |
| Bond, Standard Bank Of South Africa Ltd B46880/2007 | R 400 000.00 |
| Bond, Standard Bank Of South Africa Ltd B174326/2005 | R 200 000.00 |
| Interdict I-506/2022AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2004 sale of R 1 150 000.00, at 4.4% a year over 21.8 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 168 | R 1 220 | R 2 000 000 | 1640 | 179 | 2022 |
| Erf 28 | R 1 295 | R 2 600 000 | 2007 | 82 | 2025 |
| Erf 22 | R 1 336 | R 2 650 000 | 1984 | 73 | 2024 |
| Erf 37 | R 1 361 | R 2 700 000 | 1984 | 255 | 2024 |
| Erf 43 | R 1 364 | R 2 950 000 | 2163 | 248 | 2024 |
| Erf 168 | R 1 402 | R 2 300 000 | 1640 | 179 | 2023 |
| Erf 25 | R 1 462 | R 2 900 000 | 1984 | 36 | 2023 |
| Erf 169 | R 1 485 | R 2 500 000 | 1683 | 147 | 2023 |
| Erf 296 | R 1 572 | R 2 500 000 | 1590 | 285 | 2025 |
| Erf 166 | R 1 613 | R 2 450 000 | 1519 | 232 | 2025 |
| Erf 190 | R 1 655 | R 2 400 000 | 1450 | 348 | 2025 |
| Erf 11 | R 1 765 | R 3 500 000 | 1983 | 342 | 2025 |
| Erf 285 | R 1 896 | R 3 000 000 | 1582 | 311 | 2024 |
| Erf 278 | R 1 932 | R 3 250 000 | 1682 | 326 | 2024 |
| Erf 251 out | R 3 000 | R 4 500 000 | 1500 | 392 | 2026 |
14 nearby sales, sold 2022 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 2 419 512.20 and R 3 833 531.51. 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 | 64578/2020 |
| Evidence read | 2026-07-31 |
Flags · 5
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 2022 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: Findlay & Niemeyer Attorneys ((012)342-9164). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.