3 Bedroom Family Home
423703 · Johannesburg East · South Hills · 3 bed · freehold · auction 4 Aug 2026
Walk away above R 803 428.76 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 840 000.00 |
| Sheriff's commission | R 23 100.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 465.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 906 565.00 |
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 34 965.00 |
| Balance by 25 Aug 2026 | R 831 600.00 |
| All-in, floor to ceiling | R 906 565.00 – R 1 180 514.00 |
| All-in per m² at the ceiling | R 2 024.90 |
Registered against the title · 4
| Bond, S B Guarantee Co Rf Pty Ltd B29049/2022 | R 1 125 000.00 |
| Interdict I-811/2013C | — |
| Interdict I-2185/2009C | — |
| Interdict I-2031/2026AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2022 sale of R 1 250 000.00, at -4.1% a year over 4.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1153 | R 706 | R 350 000 | 496 | 202 | 2025 |
| Erf 1153 | R 877 | R 435 000 | 496 | 202 | 2025 |
| Erf 1149 | R 1 339 | R 680 000 | 508 | 136 | 2025 |
| Erf 819 | R 1 351 | R 670 000 | 496 | 199 | 2026 |
| Erf 1094 | R 1 421 | R 705 000 | 496 | 79 | 2023 |
| Erf 1138 | R 1 512 | R 750 000 | 496 | 169 | 2025 |
| Erf 821 | R 1 714 | R 850 000 | 496 | 167 | 2026 |
| Erf 1049 | R 1 815 | R 900 000 | 496 | 247 | 2025 |
| Erf 822 | R 1 885 | R 935 000 | 496 | 152 | 2025 |
| Erf 1134 | R 1 976 | R 980 000 | 496 | 176 | 2025 |
| Erf 1060 | R 2 004 | R 1 000 000 | 499 | 207 | 2025 |
| Erf 1102 | R 2 319 | R 1 150 000 | 496 | 66 | 2024 |
| Erf 499 | R 2 455 | R 1 100 000 | 448 | 205 | 2025 |
| Erf 821 | R 2 782 | R 1 380 000 | 496 | 167 | 2026 |
| Erf 1135 | R 3 125 | R 1 550 000 | 496 | 173 | 2026 |
15 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 411 391.13 and R 1 821 875.00. 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 · 9
| Sale held by | of the High Court JOHANNESBURG EAST at THE SHERIFF'S OFFICE |
| At | 61 VAN RIEBEECK STREET, ALBERTON In pursuance of a judgment granted by this Honourable Court on 19 JUNE 2025 |
| 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 15 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: TIM DU TOIT ATTORNEYS (011 274 9800). This is the practical route to an arrears figure before auction day.