4 Bedroom Family Home with Pool and Lapa
425178 · Centurion West · Rooihuiskraal · 4 bed · 1206 m² · freehold · auction 3 Aug 2026
Auction details
| Auction date | 3 Aug 2026 |
| Held by | Sheriff Centurion West 229 Blackwood Street |
Value indicators
| Last sold price | R 1 800 000.00 |
| Sale date | 2019/10/27 |
Walk away above R 1 867 057.14 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 1 650 000.00 |
| Sheriff's commission | R 35 250.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 5 287.50 |
| Transfer duty | R 13 200.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 763 737.50 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 90 000.00 |
| 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 198 500.00 |
Cash
| On auction day | R 218 737.50 |
| Balance by 24 Aug 2026 | R 1 485 000.00 |
| All-in, floor to ceiling | R 1 763 737.50 – R 2 139 569.75 |
| All-in per m² at the ceiling | R 1 774.10 |
Registered against the title · 1
| Bond, Pty Ltd B2992/2020 | R 1 800 000.00 |
Nearby sales · 11 used of 15
= Consistent with its own 2019 sale of R 1 800 000.00, at 3.0% a year over 6.8 years.
Selected sale Erf 395 · R 1 148/m² · R 1 300 000 · 1132m² · 105m 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 399 | R 131 | R 11 759 242 | 90000 | 194 | 2021 |
| Erf 259 out | R 1 000 | R 1 200 000 | 1200 | 131 | 2023 |
| Erf 395 | R 1 148 | R 1 300 000 | 1132 | 105 | 2024 |
| Erf 2439 | R 1 571 | R 2 200 000 | 1400 | 207 | 2026 |
| Erf 409 | R 1 690 | R 1 690 000 | 1000 | 324 | 2025 |
| Erf 2437 | R 1 723 | R 2 499 000 | 1450 | 185 | 2023 |
| Erf 325 | R 1 730 | R 1 730 000 | 1000 | 273 | 2024 |
| Erf 408 | R 1 821 | R 2 050 000 | 1126 | 304 | 2025 |
| Erf 320 | R 1 889 | R 1 925 000 | 1019 | 302 | 2025 |
| Erf 411 | R 1 900 | R 1 900 000 | 1000 | 363 | 2025 |
| Erf 2445 | R 1 980 | R 1 980 000 | 1000 | 330 | 2025 |
| Erf 388 | R 1 995 | R 1 995 000 | 1000 | 214 | 2026 |
| Erf 327 | R 2 300 | R 2 300 000 | 1000 | 303 | 2024 |
| Erf 2791 | R 4 792 | R 13 225 000 | 2760 | 311 | 2024 |
| Unit 1 2426 Rooihuiskraal 33 Berghaan Avenue | R 9 282 | R 1 875 000 | 202 | 224 | 2024 |
11 nearby sales, sold 2023 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 1 384 982.33 and R 2 773 800.00. 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 | 058447/2023 |
| 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 11 nearby sales, sold 2023 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: Haasbroek & Boezaart Inc. (0124813551). 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.