4 Bedroom Family Home with Outbuilding
423706 · Johannesburg East · Orange Grove · 4 bed · freehold · auction 4 Aug 2026
Walk away above R 1 818 511.88 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 1 000 000.00 |
| Sheriff's commission | R 25 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 825.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 069 325.00 |
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 129 325.00 |
| Balance by 25 Aug 2026 | R 900 000.00 |
| All-in, floor to ceiling | R 1 069 325.00 – R 1 379 550.00 |
| All-in per m² at the ceiling | R 1 711.60 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B8810/2022 | R 1 800 000.00 |
Nearby sales · 12 used of 12
= Consistent with its own 2021 sale of R 1 800 000.00, at 3.8% a year over 4.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1821 | R 1 362 | R 1 350 000 | 991 | 223 | 2025 |
| Erf 1798 | R 1 434 | R 710 000 | 495 | 183 | 2025 |
| Erf 1759 | R 2 109 | R 1 700 000 | 806 | 104 | 2024 |
| Erf 1545 | R 2 171 | R 1 750 000 | 806 | 18 | 2024 |
| Erf 1804 | R 2 404 | R 1 190 000 | 495 | 210 | 2025 |
| Erf 1593 | R 2 424 | R 1 200 000 | 495 | 161 | 2025 |
| Erf 1771 | R 2 525 | R 1 250 000 | 495 | 101 | 2025 |
| Erf 1592 | R 2 788 | R 1 380 000 | 495 | 129 | 2025 |
| Erf 1766 | R 2 828 | R 1 400 000 | 495 | 97 | 2024 |
| Erf 1765 | R 2 828 | R 1 400 000 | 495 | 112 | 2024 |
| Erf 1702 | R 3 131 | R 1 550 000 | 495 | 93 | 2024 |
| Erf 1701 | R 3 131 | R 1 550 000 | 495 | 100 | 2024 |
| Erf 1811 | R 3 333 | R 1 650 000 | 495 | 238 | 2025 |
| Erf 1767 | R 3 434 | R 1 700 000 | 495 | 73 | 2025 |
| Erf 1768 | R 3 434 | R 1 700 000 | 495 | 82 | 2025 |
12 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 1 097 981.84 and R 2 686 666.67. 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 | 90664/2023 |
| 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 12 nearby sales, sold 2024 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: VEZI DE BEER ATTORNEYS (012 361-5640). This is the practical route to an arrears figure before auction day.