3 Bedroom House with 2 Flatlets
425147 · Johannesburg East · Malvern · 3 bed · 495 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff Johannesburg East |
Value indicators
| Last sold price | R 130 000.00 |
| Sale date | 1998/06/08 |
Walk away above R 628 581.96 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 550 000.00 |
| Sheriff's commission | R 18 750.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 812.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 611 562.50 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 150 000.00 |
| 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 258 500.00 |
Cash
| On auction day | R 126 562.50 |
| Balance by 25 Aug 2026 | R 495 000.00 |
| All-in, floor to ceiling | R 611 562.50 – R 926 011.25 |
| All-in per m² at the ceiling | R 1 870.73 |
Registered against the title · 1
| Bond, Firstrand Bank Ltd B11848/1999 | R 148 000.00 |
Nearby sales · 13 used of 15
= Consistent with its own 1998 sale of R 130 000.00, at 7.3% a year over 28.2 years.
Selected sale Erf 91 · R 2 419/m² · R 600 000 · 248m² · 74m away · sold 2023 · used by model
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 624 | R 378 | R 187 000 | 495 | 187 | 2005 |
| Erf 588 | R 606 | R 300 000 | 495 | 179 | 2024 |
| Erf 588 | R 707 | R 350 000 | 495 | 179 | 2025 |
| Erf 612 | R 1 497 | R 741 000 | 495 | 129 | 2024 |
| Erf 910 | R 1 535 | R 760 000 | 495 | 200 | 2024 |
| Erf 94 | R 1 818 | R 900 000 | 495 | 85 | 2025 |
| Erf 622 | R 1 919 | R 950 000 | 495 | 176 | 2025 |
| Erf 528 | R 2 137 | R 530 000 | 248 | 180 | 2026 |
| Erf 91 | R 2 419 | R 600 000 | 248 | 74 | 2023 |
| Erf 90 | R 2 419 | R 600 000 | 248 | 84 | 2023 |
| Erf 140 | R 2 460 | R 610 000 | 248 | 145 | 2024 |
| Erf 910 | R 2 525 | R 1 250 000 | 495 | 200 | 2024 |
| Erf 536 | R 3 024 | R 750 000 | 248 | 79 | 2026 |
| Unit 3 Xanadu 23 Mars Street | R 4 000 | R 376 000 | 94 | 155 | 2024 |
| Erf 70 out | R 5 242 | R 1 300 000 | 248 | 174 | 2025 |
13 nearby sales, sold 2005 to 2026; 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 187 000.00 and R 1 496 975.81. 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
| Registration to bid, refundable | R 50 000.00 |
| Case number | 56259/2021 |
| Evidence read | 2026-07-31 |
Flags · 4
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 13 nearby sales, sold 2005 to 2026; 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.