3 Bedroom Sectional Title Apartment
423696 · Centurion West · Rooihuiskraal · 3 bed · sectional · auction 3 Aug 2026
Walk away above R 755 334.87 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 485 000.00 |
| Sheriff's commission | R 17 775.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 666.25 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 530 441.25 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 68 941.25 |
| Balance by 24 Aug 2026 | R 436 500.00 |
| All-in, floor to ceiling | R 530 441.25 – R 843 277.88 |
| All-in per m² at the ceiling | R 9 920.92 |
Registered against the title · 1
| Bond, Pty Ltd SB49635/2018 | R 114 000.00 |
Nearby sales · 11 used of 12
= Consistent with its own 2018 sale of R 1 160 000.00, at -1.0% a year over 7.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 40 The Hudson At Amberfield City out | R 1 280 | R 160 000 | 125 | 0 | 2025 |
| Unit 20 The Hudson At Amberfield City | R 10 839 | R 1 550 000 | 143 | 0 | 2025 |
| Unit 91 The Hudson At Amberfield City | R 10 941 | R 930 000 | 85 | 0 | 2025 |
| Unit 156 The Hudson At Amberfield City | R 11 212 | R 740 000 | 66 | 0 | 2025 |
| Unit 155 The Hudson At Amberfield City | R 12 121 | R 800 000 | 66 | 0 | 2026 |
| Unit 126 The Hudson At Amberfield City | R 12 424 | R 820 000 | 66 | 0 | 2025 |
| Unit 117 The Hudson At Amberfield City | R 12 576 | R 830 000 | 66 | 0 | 2025 |
| Unit 84 The Hudson At Amberfield City | R 13 030 | R 860 000 | 66 | 0 | 2025 |
| Unit 75 The Hudson At Amberfield City | R 13 258 | R 875 000 | 66 | 0 | 2025 |
| Unit 47 The Hudson At Amberfield City | R 13 600 | R 1 700 000 | 125 | 0 | 2025 |
| Unit 90 The Hudson At Amberfield City | R 14 545 | R 960 000 | 66 | 0 | 2025 |
| Unit 65 The Hudson At Amberfield City | R 14 762 | R 1 550 000 | 105 | 0 | 2025 |
| Unit 68 The Hudson At Amberfield City | R 15 000 | R 1 590 000 | 106 | 0 | 2025 |
| Unit 64 The Hudson At Amberfield City | R 15 888 | R 1 700 000 | 107 | 0 | 2025 |
| Unit 61 The Hudson At Amberfield City | R 16 038 | R 1 700 000 | 106 | 0 | 2026 |
11 nearby sales, sold 2025 to 2026; 1 excluded as outliers. The 1 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 921 328.67 and R 1 275 000.00. 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 · 6
| Sale held by | Centurion West at 229 Blackwood Street |
| 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 11 nearby sales, sold 2025 to 2026; 1 excluded as outliers, 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: Heerschop Pienaar Attorneys (011 763-3050). This is the practical route to an arrears figure before auction day.