4 Bedroom Family Home on Large Erf
423677 · Roodepoort North · Florida Hills · 4 bed · freehold · auction 31 Jul 2026
Walk away above R 1 723 256.35 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 1 634 000.00 |
| Sheriff's commission | R 35 010.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 5 251.50 |
| Transfer duty | R 19 665.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 753 926.50 |
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 238 326.50 |
| Balance by 21 Aug 2026 | R 1 470 600.00 |
| All-in, floor to ceiling | R 1 753 926.50 – R 2 118 449.15 |
| All-in per m² at the ceiling | R 1 310.11 |
Registered against the title · 3
| Bond, Nedbank Ltd B65779/2008 | R 1 445 130.00 |
| Interdict I-6810/2020AT | — |
| Interdict I-3663/2026AT | — |
Nearby sales · 11 used of 11
= Consistent with its own 2008 sale of R 1 600 000.00, at 1.4% a year over 17.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 191 | R 828 | R 1 236 647 | 1493 | 79 | 2024 |
| Erf 76 | R 961 | R 2 000 000 | 2081 | 206 | 2025 |
| Erf 432 | R 984 | R 2 100 000 | 2135 | 262 | 2025 |
| Erf 191 | R 1 202 | R 1 795 000 | 1493 | 79 | 2024 |
| Erf 35 | R 1 217 | R 2 100 000 | 1726 | 295 | 2025 |
| Erf 31 | R 1 261 | R 2 500 000 | 1983 | 288 | 2025 |
| Erf 5 | R 1 269 | R 1 900 000 | 1497 | 165 | 2025 |
| Erf 549 | R 1 272 | R 1 900 000 | 1494 | 224 | 2024 |
| Erf 191 | R 1 363 | R 2 200 000 | 1614 | 30 | 2025 |
| Erf 191 | R 1 427 | R 2 300 000 | 1612 | 60 | 2024 |
| Erf 19 | R 1 473 | R 2 250 000 | 1527 | 88 | 2026 |
| Erf 135 | R 1 497 | R 6 350 000 | 4243 | 290 | 2026 |
| Unit 2 Neville Court 7 Chiltern Road | R 5 500 | R 385 000 | 70 | 187 | 2025 |
| Unit 3 Neville Court 7 Chiltern Road | R 6 379 | R 370 000 | 58 | 187 | 2025 |
| Unit 7 Basil Court 9 Chiltern Road | R 8 679 | R 460 000 | 53 | 172 | 2025 |
11 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 339 355.79 and R 2 382 612.97. 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
| Registration to bid, refundable | R 15 000.00 |
| 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 11 nearby sales, sold 2024 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 Attorneys ((011) 292-5777). 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.