7 Bedroom Home with Cottage and Staff Quarters
423685 · Roodepoort North · Kloofendal · 7 bed · freehold · auction 31 Jul 2026
Walk away above R 2 686 909.02 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, opening, anchored to market value | R 922 691.02 |
| Sheriff's commission | R 24 340.37 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 651.05 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 990 682.44 |
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 120 260.52 |
| Balance by 21 Aug 2026 | R 830 421.92 |
| All-in, floor to ceiling | R 990 682.44 – R 3 075 636.74 |
| All-in per m² at the ceiling | R 2 358.62 |
Registered against the title · 2
| Bond, B S A Home Loans Guarantee Co Rf Pty Ltd B3426/2022 | R 2 520 000.00 |
| Interdict I-3777/2025AT | — |
Nearby sales · 6 used of 6
= Consistent with its own 2021 sale of R 3 150 000.00, at -0.5% a year over 4.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 19 | R 1 237 | R 2 300 000 | 1860 | 120 | 2023 |
| Erf 36 | R 1 927 | R 2 900 000 | 1505 | 354 | 2025 |
| Erf 8 | R 2 333 | R 3 500 000 | 1500 | 253 | 2024 |
| Erf 734 | R 2 384 | R 3 850 000 | 1615 | 149 | 2025 |
| Erf 25 | R 2 516 | R 3 850 000 | 1530 | 340 | 2025 |
| Erf 10 | R 3 467 | R 5 200 000 | 1500 | 317 | 2025 |
| Unit 65 Villa La Montagne 52 Wilhelmina Avenue | R 7 552 | R 1 450 000 | 192 | 316 | 2025 |
| Unit 8 Villa La Montagne 52 Wilhelmina Avenue | R 7 812 | R 1 500 000 | 192 | 316 | 2026 |
| Erf 697 | R 7 895 | R 3 000 000 | 380 | 255 | 2024 |
| Erf 715 | R 8 026 | R 3 050 000 | 380 | 323 | 2025 |
| Unit 67 Villa La Montagne 52 Wilhelmina Avenue | R 8 042 | R 2 300 000 | 286 | 316 | 2024 |
| Unit 43 Villa La Montagne 52 Wilhelmina Avenue | R 8 214 | R 1 150 000 | 140 | 316 | 2026 |
| Unit 55 Villa La Montagne 52 Wilhelmina Avenue | R 8 571 | R 1 200 000 | 140 | 316 | 2024 |
| Unit 50 Villa La Montagne 52 Wilhelmina Avenue | R 8 697 | R 1 148 000 | 132 | 316 | 2023 |
| Unit 47 Villa La Montagne 52 Wilhelmina Avenue | R 12 745 | R 1 300 000 | 102 | 316 | 2024 |
6 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 1 612 473.12 and R 4 520 533.33. 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 · 4
| 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 6 nearby sales, sold 2023 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: Smit Sewgoolam Inc (011 760 1172). This is the practical route to an arrears figure before auction day.