3 Bedroom Family Home on Large Erf
425123 · Randburg South West · President Ridge · 3 bed · freehold · auction 12 Aug 2026
Walk away above R 368 781.55 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 2 Sep 2026 | R 972 000.00 |
| All-in, floor to ceiling | R 1 170 705.00 – R 1 471 708.00 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd B10006/2013 | R 828 000.00 |
Nearby sales · 9 used of 12
= Consistent with its own 2012 sale of R 920 000.00, at -3.1% a year over 13.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 151 out | R 1 446 | R 1 200 000 | 830 | 112 | 2024 |
| Erf 151 out | R 2 289 | R 1 900 000 | 830 | 112 | 2026 |
| Erf 147 out | R 2 431 | R 1 325 000 | 545 | 26 | 2024 |
| Unit 32 Ile De Paradis 54 Cross Street | R 8 772 | R 500 000 | 57 | 112 | 2025 |
| Unit 18 Ile De Paradis 54 Cross Street | R 9 649 | R 550 000 | 57 | 112 | 2026 |
| Unit 28 Ile De Paradis 54 Cross Street | R 9 649 | R 550 000 | 57 | 112 | 2025 |
| Unit 16 Ile De Paradis 54 Cross Street | R 9 825 | R 560 000 | 57 | 112 | 2025 |
| Unit 13 Ile De Paradis 54 Cross Street | R 10 526 | R 600 000 | 57 | 112 | 2025 |
| Unit 48 Duneden 152 Malcolm Road | R 10 560 | R 1 320 000 | 125 | 216 | 2024 |
| Unit 4 Ile De Paradis 54 Cross Street | R 11 386 | R 649 000 | 57 | 112 | 2025 |
| Unit 7 Ile De Paradis 54 Cross Street | R 11 404 | R 650 000 | 57 | 112 | 2025 |
| Unit 8 Ile De Paradis 54 Cross Street | R 11 930 | R 680 000 | 57 | 112 | 2025 |
| Unit 20 Ile De Paradis 54 Cross Street | R 11 930 | R 680 000 | 57 | 112 | 2024 |
| Unit 88 Duneden 152 Malcolm Road | R 69 474 | R 1 320 000 | 19 | 216 | 2024 |
| Unit 32 Duneden 152 Malcolm Road | R 69 474 | R 1 320 000 | 19 | 216 | 2024 |
9 nearby sales, sold 2024 to 2026; 3 excluded as outliers. The 3 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 500 000.00 and R 680 000.00. 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 · 6
| Case number | 148891/2024 |
| 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 9 nearby sales, sold 2024 to 2026; 3 excluded as outliers, at the median of sale price. It is evidence about the area, not a valuation of this property, which nobody has inspected.
Attorneys for the execution creditor: STRAUSS DALY INC. ((010) 201-8600). This is the practical route to an arrears figure before auction day.