2 Bedroom Sectional Title Apartment
425185 · Roodepoort North · Willowbrook · 2 bed · sectional · auction 14 Aug 2026
Auction details
| Auction date | 14 Aug 2026 |
| Held by | Sheriff Roodepoort North |
Value indicators
| Last sold price | R 3 650 000.00 |
| Sale date | 2021/03/20 |
Walk away above R 1 950 001.40 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 2 300 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 51 786.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 2 457 786.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 327 786.00 |
| Balance by 13 Sep 2026 | R 2 070 000.00 |
| All-in, floor to ceiling | R 2 457 786.00 – R 2 954 100.00 |
Registered against the title · 3
| Bond, S B Guarantee Co Rf Pty Ltd B23841/2021 | R 3 650 000.00 |
| Interdict I-5231/2024AT | — |
| Interdict I-2023/2025AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2021 sale of R 3 650 000.00, at -8.0% a year over 5.4 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 361 | R 2 513 | R 1 500 000 | 597 | 135 | 2025 |
| Erf 361 | R 3 135 | R 1 690 000 | 539 | 252 | 2026 |
| Erf 361 | R 3 338 | R 2 600 000 | 779 | 188 | 2025 |
| Erf 361 | R 3 361 | R 2 000 000 | 595 | 159 | 2025 |
| Erf 466 | R 3 362 | R 2 700 000 | 803 | 64 | 2024 |
| Erf 361 | R 3 481 | R 2 350 000 | 675 | 173 | 2025 |
| Erf 361 | R 3 560 | R 1 730 000 | 486 | 149 | 2025 |
| Erf 361 | R 3 802 | R 2 000 000 | 526 | 142 | 2025 |
| Erf 361 | R 4 039 | R 2 500 000 | 619 | 119 | 2025 |
| Erf 361 | R 4 061 | R 2 725 000 | 671 | 180 | 2025 |
| Erf 361 | R 4 135 | R 2 750 000 | 665 | 148 | 2024 |
| Erf 361 | R 4 273 | R 2 320 000 | 543 | 102 | 2024 |
| Erf 361 | R 4 972 | R 2 700 000 | 543 | 102 | 2025 |
| Erf 473 out | R 6 725 | R 5 400 000 | 803 | 86 | 2026 |
| Unit 68 The Willows Estate 658 Academy Avenue | R 9 398 | R 827 049 | 88 | 263 | 2026 |
14 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 827 049.00 and R 2 750 000.00. 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 · 5
| 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 14 nearby sales, sold 2024 to 2026; 1 excluded as outliers, at the median of sale price. It is evidence about the area, not a valuation of this property, which nobody has inspected.
Attorneys for the execution creditor: OTTO KRAUSE INCORPORATED ATTORNEYS (0116752881). 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.