Land with 7 rooms and dwelling converted into rental rooms
423613 · Johannesburg South · Rosettenville · freehold · auction 4 Aug 2026
Walk away above R 967 731.63 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 350 000.00 |
| Sheriff's commission | R 14 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 212.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 391 962.50 |
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 51 962.50 |
| Balance by 25 Aug 2026 | R 315 000.00 |
| All-in, floor to ceiling | R 391 962.50 – R 616 871.25 |
| All-in per m² at the ceiling | R 1 246.20 |
Registered against the title · 2
| Bond, B S A Home Loans Guarantee Co Rf Pty Ltd B22824/2019 | R 1 045 000.00 |
| Interdict I-1375/2025AT | — |
Nearby sales · 8 used of 8
= Consistent with its own 2019 sale of R 1 100 000.00, at 1.5% a year over 7.3 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 161 | R 909 | R 450 000 | 495 | 244 | 2024 |
| Erf 221 | R 1 835 | R 1 000 000 | 545 | 235 | 2025 |
| Erf 221 | R 2 147 | R 1 170 000 | 545 | 282 | 2026 |
| Erf 236 | R 2 222 | R 1 100 000 | 495 | 257 | 2025 |
| Erf 942 | R 2 598 | R 2 575 000 | 991 | 181 | 2025 |
| Erf 258 | R 2 727 | R 1 350 000 | 495 | 179 | 2025 |
| Erf 294 | R 2 944 | R 730 000 | 248 | 100 | 2023 |
| Erf 134 | R 2 980 | R 760 000 | 255 | 271 | 2025 |
| Erf 446 | R 3 067 | R 3 150 000 | 1027 | 289 | 2025 |
| Erf 352 | R 3 421 | R 780 000 | 228 | 164 | 2025 |
| Erf 233 | R 4 049 | R 1 000 000 | 247 | 221 | 2025 |
| Erf 913 | R 4 138 | R 1 200 000 | 290 | 103 | 2026 |
| Unit 2 Lawn Mews 135 Lawn Street | R 4 452 | R 650 000 | 146 | 239 | 2025 |
| Unit 2 19 Garden Street 19 Garden Street | R 4 878 | R 600 000 | 123 | 157 | 2024 |
| Unit 4 Byron Court | R 5 556 | R 250 000 | 45 | 293 | 2025 |
8 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 450 000.00 and R 2 048 275.86. 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 | 2024/0151 |
| 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 8 nearby sales, sold 2023 to 2026, 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.