1 Bedroom Apartment in Scheme
425089 · Randburg West · Windsor West · 1 bed · sectional · auction 12 Aug 2026
Walk away above R 272 871.29 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 168 068.81 |
| Sheriff's commission | R 8 382.41 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 257.36 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 202 708.58 |
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 26 446.65 |
| Balance by 2 Sep 2026 | R 151 261.93 |
| All-in, floor to ceiling | R 202 708.58 – R 560 229.36 |
| All-in per m² at the ceiling | R 4 668.58 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd SB109294/2004 | R 329 400.00 |
Nearby sales · 12 used of 13
= Consistent with its own 2004 sale of R 305 000.00, at 2.8% a year over 22.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 61 Cresta Ext 1 | R 1 614 | R 2 400 000 | 1487 | 209 | 2025 |
| Unit 1057 Windsor | R 1 855 | R 2 200 000 | 1186 | 146 | 2022 |
| Unit 3 Devoncol Flats 307 Republic Road out | R 2 362 | R 300 000 | 127 | 239 | 2025 |
| Unit 2 Leisure Place 305 Republic Road | R 3 030 | R 400 000 | 132 | 279 | 2026 |
| Unit 24 De Hoek 311 Republic Road | R 3 050 | R 430 000 | 141 | 260 | 2025 |
| Unit 5 King Arthur's Court 4 Arthur Street | R 4 228 | R 520 000 | 123 | 63 | 2025 |
| Unit 1 Sunkist 32 Lords Avenue | R 4 485 | R 305 000 | 68 | 188 | 2026 |
| Unit 2 Sunkist 32 Lords Avenue | R 4 485 | R 305 000 | 68 | 188 | 2026 |
| Unit 3 Karon Lodge 23 Premiers Avenue | R 4 587 | R 500 000 | 109 | 142 | 2024 |
| Unit 7 De Hoek 311 Republic Road | R 4 750 | R 570 000 | 120 | 260 | 2026 |
| Unit 3 Sunkist 32 Lords Avenue | R 5 000 | R 340 000 | 68 | 188 | 2025 |
| Unit 4 Ricolof 16 Premiers Avenue | R 5 073 | R 695 000 | 137 | 238 | 2025 |
| Unit 2 Cedar 34 Knights Avenue | R 5 187 | R 555 000 | 107 | 45 | 2024 |
| Unit 4 Sunkist 32 Lords Avenue | R 5 515 | R 375 000 | 68 | 188 | 2024 |
| Unit 6 Cedar 34 Knights Avenue | R 6 075 | R 650 000 | 107 | 45 | 2025 |
12 nearby sales, sold 2024 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 363 636.36 and R 728 971.96. 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
| Sale held by | RANDBURG SOUTH WEST - 1ST FLOOR |
| Case number | 2024/1280 |
| 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 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.