3 Bedroom House with Staff Quarters and Pool
423652 · Randburg West · Douglasdale · 3 bed · freehold · auction 4 Aug 2026
Walk away above R 1 585 975.14 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 1 360 087.00 |
| Sheriff's commission | R 30 901.31 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 635.20 |
| Transfer duty | R 7 802.61 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 463 426.12 |
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 179 347.82 |
| Balance by 25 Aug 2026 | R 1 224 078.30 |
| All-in, floor to ceiling | R 1 463 426.12 – R 1 794 361.23 |
| All-in per m² at the ceiling | R 3 268.42 |
Registered against the title · 4
| Bond, Standard Bank Of South Africa Ltd B104474/2007 | R 200 000.00 |
| Bond, Standard Bank Of South Africa Ltd B35387/2010 | R 55 000.00 |
| Bond, Standard Bank Of South Africa Ltd B4806/2006 | R 1 050 000.00 |
| Interdict I-552/2026AT | — |
Nearby sales · 4 used of 4
= Consistent with its own 2005 sale of R 1 200 000.00, at 2.2% a year over 21.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 542 | R 811 | R 1 200 000 | 1480 | 152 | 2025 |
| Erf 1217 | R 2 778 | R 1 525 000 | 549 | 72 | 2026 |
| Erf 1217 | R 3 157 | R 1 850 000 | 586 | 118 | 2025 |
| Erf 1216 | R 3 731 | R 2 425 000 | 650 | 119 | 2025 |
| Erf 1986 | R 5 067 | R 1 900 000 | 375 | 180 | 2025 |
| Unit 44 Marrakesh Hornbill Road | R 9 341 | R 850 000 | 91 | 176 | 2026 |
| Unit 12 Marrakesh Hornbill Road | R 9 345 | R 785 000 | 84 | 176 | 2025 |
| Unit 4 Via Ticino 114 Hornbill Road | R 9 643 | R 810 000 | 84 | 203 | 2026 |
| Unit 46 Via Ticino 114 Hornbill Road | R 9 643 | R 1 350 000 | 140 | 203 | 2026 |
| Unit 85 Marrakesh Hornbill Road | R 9 804 | R 1 000 000 | 102 | 176 | 2025 |
| Unit 67 Marrakesh Hornbill Road | R 9 881 | R 830 000 | 84 | 176 | 2026 |
| Unit 90 Marrakesh Hornbill Road | R 9 902 | R 1 010 000 | 102 | 176 | 2026 |
| Unit 75 Marrakesh Hornbill Road | R 10 714 | R 900 000 | 84 | 176 | 2025 |
| Unit 27 Via Ticino 114 Hornbill Road | R 13 182 | R 1 595 000 | 121 | 203 | 2026 |
| Unit 42 Marrakesh Hornbill Road | R 15 000 | R 840 000 | 56 | 176 | 2025 |
4 nearby sales, sold 2025 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 525 000.00 and R 2 781 600.00. 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 · 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 4 nearby sales, sold 2025 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: VELILE TINTO & ASSOCIATES INC. ((012) 8073366). 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.