4 Bedroom House with Outbuilding and Pool
423698 · Germiston North · Woodmere · 4 bed · freehold · auction 5 Aug 2026
Walk away above R 755 771.76 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 1 080 000.00 |
| Sheriff's commission | R 26 700.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 005.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 170 705.00 |
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 138 705.00 |
| Balance by 26 Aug 2026 | R 972 000.00 |
| All-in, floor to ceiling | R 1 170 705.00 – R 1 471 708.00 |
| All-in per m² at the ceiling | R 1 978.10 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B9255/2018 | R 1 300 000.00 |
Nearby sales · 14 used of 14
= Consistent with its own 2018 sale of R 1 300 000.00, at -3.0% a year over 8.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 89 | R 802 | R 795 000 | 991 | 356 | 2025 |
| Erf 1833 | R 908 | R 900 000 | 991 | 347 | 2025 |
| Erf 12 | R 984 | R 975 000 | 991 | 221 | 2024 |
| Erf 108 | R 1 014 | R 1 125 000 | 1110 | 132 | 2025 |
| Erf 91 | R 1 070 | R 1 060 000 | 991 | 331 | 2025 |
| Erf 60 | R 1 203 | R 1 350 000 | 1122 | 338 | 2025 |
| Erf 133 | R 1 326 | R 1 000 000 | 754 | 304 | 2024 |
| Erf 93 | R 1 387 | R 1 100 000 | 793 | 164 | 2023 |
| Erf 1846 | R 1 423 | R 1 160 000 | 815 | 261 | 2024 |
| Erf 118 | R 1 558 | R 1 430 000 | 918 | 234 | 2024 |
| Erf 94 | R 1 614 | R 1 280 000 | 793 | 183 | 2025 |
| Erf 1845 | R 1 816 | R 1 800 000 | 991 | 252 | 2026 |
| Erf 94 | R 1 866 | R 1 480 000 | 793 | 183 | 2025 |
| Erf 1206 | R 2 273 | R 1 600 000 | 704 | 325 | 2024 |
| Unit 7 Woodmere Villas 7 Laurel Street | R 6 731 | R 1 050 000 | 156 | 53 | 2023 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 596 851.66 and R 1 690 909.09. 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 | 096094/2023 |
| 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 14 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.