2 Bedroom Apartment
421217 · Roodepoort North · Wilgeheuwel · 2 bed · sectional · auction 31 Jul 2026
Walk away above R 607 692.31 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 755 000.00 |
| Sheriff's commission | R 21 825.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 273.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 820 098.75 |
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 100 598.75 |
| Balance by 21 Aug 2026 | R 679 500.00 |
| All-in, floor to ceiling | R 820 098.75 – R 1 145 401.13 |
| All-in per m² at the ceiling | R 11 687.77 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd SB30361/2020 | R 1 155 000.00 |
Nearby sales · 14 used of 15
= Consistent with its own 2020 sale of R 1 100 000.00, at -3.0% a year over 5.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 39 St Tropez 8 Beretta Street | R 8 081 | R 800 000 | 99 | 191 | 2026 |
| Unit 18 Condor Close 3 Beretta Street | R 8 203 | R 1 050 000 | 128 | 105 | 2025 |
| Unit 28 Flamingo Place 11 Beretta Street | R 8 476 | R 890 000 | 105 | 98 | 2025 |
| Unit 10 Flamingo Place 11 Beretta Street | R 8 555 | R 1 095 000 | 128 | 98 | 2026 |
| Unit 24 Condor Close 3 Beretta Street | R 8 915 | R 1 150 000 | 129 | 105 | 2025 |
| Unit 19 Goldcrest Lane 15 Beretta Street | R 9 211 | R 1 050 000 | 114 | 205 | 2025 |
| Unit 27 Ibis Manor 7 Beretta Street | R 9 375 | R 1 200 000 | 128 | 0 | 2024 |
| Unit 15 Ibis Manor 7 Beretta Street | R 9 375 | R 1 200 000 | 128 | 0 | 2024 |
| Unit 26 Flamingo Place 11 Beretta Street | R 9 570 | R 1 225 000 | 128 | 98 | 2024 |
| Unit 8 Condor Close 3 Beretta Street | R 9 609 | R 1 230 000 | 128 | 105 | 2026 |
| Unit 22 Blue Crane Nest 24 Beretta Street | R 9 649 | R 1 100 000 | 114 | 159 | 2025 |
| Unit 28 Goldcrest Lane 15 Beretta Street | R 9 649 | R 1 100 000 | 114 | 205 | 2025 |
| Unit 22 Flamingo Place 11 Beretta Street | R 9 766 | R 1 250 000 | 128 | 98 | 2026 |
| Unit 32 St Tropez 8 Beretta Street | R 9 899 | R 980 000 | 99 | 191 | 2025 |
| Unit 4 Goldcrest Lane 15 Beretta Street out | R 11 316 | R 1 290 000 | 114 | 205 | 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 791 919.19 and R 970 101.01. 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
| Sale held by | ROODEPOORT 182 PROGRESS ROAD |
| 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 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: HEERSCHOP PI ENAAR ATTORNEYS (011 763 3050). This is the practical route to an arrears figure before auction day.