4 Bedroom Home with Outbuildings
425101 · Sandton North · Bryanston · 4 bed · freehold · auction 4 Aug 2026
Walk away above R 4 320 180.18 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 2 933 639.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 6 000.00 |
| Transfer duty | R 120 300.29 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 3 159 939.29 |
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 459 664.19 |
| Balance by 25 Aug 2026 | R 2 640 275.10 |
| All-in, floor to ceiling | R 3 159 939.29 – R 3 674 073.22 |
| All-in per m² at the ceiling | R 946.68 |
Registered against the title · 3
| Bond, Firstrand Bank Ltd B6158/2010 | R 4 500 000.00 |
| Interdict I-519/2024AT | — |
| Interdict I-1441/2025AT | — |
Nearby sales · 3 used of 4
= Consistent with its own 2001 sale of R 860 000.00, at 7.2% a year over 25.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 134 | R 1 077 | R 5 000 000 | 4642 | 105 | 2026 |
| Erf 150 | R 1 259 | R 4 887 500 | 3881 | 243 | 2024 |
| Erf 138 | R 1 324 | R 5 000 000 | 3776 | 282 | 2025 |
| Erf 131 out | R 2 667 | R 10 350 000 | 3881 | 46 | 2025 |
| Erf 4591 | R 3 849 | R 4 500 000 | 1169 | 188 | 2024 |
| Erf 4561 | R 4 693 | R 5 650 000 | 1204 | 166 | 2023 |
| Erf 158 | R 5 093 | R 2 750 000 | 540 | 300 | 2025 |
| Erf 74 | R 5 303 | R 3 850 000 | 726 | 303 | 2025 |
| Unit 7 Hadfield Terrace 4 Pytchley Road | R 12 500 | R 2 150 000 | 172 | 228 | 2025 |
| Unit 4 Dante' 51 Queens Road | R 12 791 | R 3 300 000 | 258 | 336 | 2025 |
| Unit 201 Artatore 179 Bryanston Drive | R 12 903 | R 1 200 000 | 93 | 351 | 2025 |
| Unit 14 Hadfield Terrace 4 Pytchley Road | R 13 202 | R 2 350 000 | 178 | 228 | 2024 |
| Unit 6 Hadfield Terrace 4 Pytchley Road | R 13 953 | R 2 400 000 | 172 | 228 | 2025 |
| Unit 11 The Point Pytchley 183 Bryanston Drive | R 18 000 | R 1 170 000 | 65 | 366 | 2026 |
| Unit 22 The Point Pytchley 183 Bryanston Drive | R 21 970 | R 1 450 000 | 66 | 366 | 2025 |
3 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 4 180 310.21 and R 5 139 036.02. 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 · 8
| Sale held by | SANDTON NORTH 24 RHODES STREET KENSINGTON B RANDBURG This is a Sale in Execution conducted in accordance to the Consumer Protection Act 68 of 2008 asamended |
| Case number | 2022/1072 |
| 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 3 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: JAY MOTHOBI INCORPORATED (011-268-3500). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.