4 Bedroom House with Outbuilding
423605 · Johannesburg South · Turffontein · 4 bed · freehold · auction 4 Aug 2026
Walk away above R 979 071.57 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 recited | R 300 000.00 |
| Sheriff's commission | R 13 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 950.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 339 950.00 |
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 94 950.00 |
| Balance by 25 Aug 2026 | R 270 000.00 |
| All-in, floor to ceiling | R 339 950.00 – R 559 657.50 |
| All-in per m² at the ceiling | R 1 130.62 |
Registered against the title · 2
| Bond, B S A Home Loans Guarantee Co Rf Pty Ltd B19064/2020 | R 1 170 000.00 |
| Interdict I-5164/2024AT | — |
Nearby sales · 10 used of 10
= Consistent with its own 2020 sale of R 1 400 000.00, at -2.0% a year over 6.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1 | R 529 | R 550 000 | 1039 | 137 | 2025 |
| Erf 330 | R 1 313 | R 650 000 | 495 | 127 | 2025 |
| Erf 330 | R 1 414 | R 700 000 | 495 | 127 | 2025 |
| Erf 1196 | R 1 778 | R 880 000 | 495 | 275 | 2025 |
| Erf 1418 | R 1 838 | R 910 000 | 495 | 232 | 2024 |
| Erf 1375 | R 2 424 | R 1 200 000 | 495 | 148 | 2024 |
| Erf 134 | R 2 572 | R 1 700 000 | 661 | 201 | 2025 |
| Erf 1419 | R 2 828 | R 1 400 000 | 495 | 248 | 2025 |
| Erf 321 | R 2 929 | R 1 450 000 | 495 | 107 | 2024 |
| Erf 1375 | R 2 990 | R 1 480 000 | 495 | 148 | 2025 |
| Erf 1176 | R 3 131 | R 1 550 000 | 495 | 178 | 2024 |
| Unit 19 Bitcon Villa 60 Southdale Drive | R 4 264 | R 550 000 | 129 | 255 | 2025 |
| Unit 4 Henal Court 41 Sophia Road | R 4 839 | R 450 000 | 93 | 213 | 2025 |
| Unit 2 Henal Court 41 Sophia Road | R 4 839 | R 450 000 | 93 | 213 | 2024 |
| Unit 5 Mishka Court 19 President Street | R 5 051 | R 500 000 | 99 | 281 | 2025 |
10 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 650 000.00 and R 1 550 000.00. 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 · 8
| Registration to bid, refundable | R 50 000.00 |
| Case number | 2024/0062 |
| 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 10 nearby sales, sold 2024 to 2025, 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: Lowndes Dlamini (011-292-5777). This is the practical route to an arrears figure before auction day.