3 Bedroom Family Home with Pool
425177 · Sandton North · Barbeque Downs · 3 bed · 505 m² · freehold · auction 4 Aug 2026
Auction details
| Auction date | 4 Aug 2026 |
| Held by | Sheriff SANDTON NORTH situated at 24 RHODES STREET |
Value indicators
| Last sold price | R 2 600 000.00 |
| Sale date | 2021/09/09 |
Walk away above R 2 528 223.40 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 1 617 000.00 |
| Sheriff's commission | R 34 755.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 5 213.25 |
| Transfer duty | R 12 210.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 729 178.25 |
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 263 878.25 |
| Balance by 25 Aug 2026 | R 1 455 300.00 |
| All-in, floor to ceiling | R 1 729 178.25 – R 2 090 465.58 |
| All-in per m² at the ceiling | R 4 139.54 |
Registered against the title · 3
| Bond, Investec Bank Ltd B58241/2021 | R 2 600 000.00 |
| Bond, Investec Bank Ltd B25068/2023 | R 230 000.00 |
| Interdict I-2016/2025AT | — |
Nearby sales · 13 used of 14
= Consistent with its own 2021 sale of R 2 600 000.00, at 2.2% a year over 4.9 years.
Selected sale Erf 916 · R 5 561/m² · R 2 825 000 · 508m² · 47m away · sold 2025 · used by model
Used by model Excluded outlier
All 14 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 856 | R 5 150 | R 2 580 000 | 501 | 150 | 2024 |
| Erf 930 | R 5 382 | R 2 750 000 | 511 | 136 | 2026 |
| Erf 914 | R 5 512 | R 2 800 000 | 508 | 93 | 2026 |
| Erf 916 | R 5 561 | R 2 825 000 | 508 | 47 | 2025 |
| Erf 859 | R 5 589 | R 2 800 000 | 501 | 102 | 2024 |
| Erf 932 | R 5 706 | R 2 870 000 | 503 | 86 | 2026 |
| Erf 874 | R 5 727 | R 2 875 000 | 502 | 100 | 2025 |
| Erf 933 | R 5 876 | R 2 950 000 | 502 | 61 | 2024 |
| Erf 921 | R 5 893 | R 3 200 000 | 543 | 57 | 2024 |
| Erf 945 | R 6 040 | R 3 050 000 | 505 | 160 | 2025 |
| Erf 736 | R 6 128 | R 2 200 000 | 359 | 163 | 2026 |
| Erf 937 | R 6 154 | R 3 200 000 | 520 | 121 | 2026 |
| Erf 741 | R 6 563 | R 2 750 000 | 419 | 226 | 2026 |
| Erf 884 out | R 8 036 | R 4 050 000 | 504 | 101 | 2025 |
13 nearby sales, sold 2024 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 2 600 598.80 and R 3 314 439.14. 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
| Zoning | a residentialholding |
| Registration to bid, refundable | R 50 000.00 |
| Evidence read | 2026-07-31 |
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 13 nearby sales, sold 2024 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: ISMAIL & DAHYA ATTORNEYS ((011) 837 0366). 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.