2 Bedroom Apartment with 1 Bathroom
425124 · Roodepoort North · Florida · 2 bed · sectional · auction 14 Aug 2026
Walk away above R 159 371.07 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 recited | R 391 396.55 |
| Sheriff's commission | R 16 198.88 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 429.83 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 435 025.26 |
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 57 768.37 |
| Balance by 4 Sep 2026 | R 352 256.89 |
| All-in, floor to ceiling | R 435 025.26 – R 723 537.96 |
| All-in per m² at the ceiling | R 7 616.19 |
Registered against the title · 2
| Bond, S B Guarantee Co Rf Pty Ltd SB8990/2022 | R 500 000.00 |
| Interdict I-872/2026AT | — |
Nearby sales · 10 used of 11
= Consistent with its own 2021 sale of R 500 000.00, at -2.6% a year over 4.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 51 Florida | R 1 715 | R 1 700 000 | 991 | 116 | 2026 |
| Unit 6 Emanzini 32 First Avenue | R 3 871 | R 360 000 | 93 | 103 | 2025 |
| Unit 11 Emanzini 32 First Avenue | R 3 879 | R 450 000 | 116 | 103 | 2026 |
| Unit 1 West Lynne Court 1st Avenue | R 4 286 | R 480 000 | 112 | 0 | 2025 |
| Unit 13 Emanzini 32 First Avenue | R 4 301 | R 400 000 | 93 | 103 | 2026 |
| Unit 11 Protea 2B Church Street | R 4 577 | R 325 000 | 71 | 182 | 2025 |
| Unit 16 Emanzini 32 First Avenue | R 4 731 | R 440 000 | 93 | 103 | 2025 |
| Unit 10 Lydia Court 33 First Avenue | R 4 877 | R 395 000 | 81 | 32 | 2025 |
| Unit 4 West Lynne Court 1st Avenue | R 5 109 | R 470 000 | 92 | 0 | 2025 |
| Unit 11 Flamingo 4 Church Street | R 5 385 | R 490 000 | 91 | 123 | 2025 |
| Unit 17 Churchill Village 5 Church Street | R 6 667 | R 500 000 | 75 | 129 | 2025 |
| Unit 1 Five Seas 8 Church Street out | R 6 842 | R 520 000 | 76 | 71 | 2025 |
| Unit 22 Lydia Court 1st Avenue | R 23 235 | R 395 000 | 17 | 32 | 2025 |
| Unit 18 West Lynne Court 1st Avenue | R 24 737 | R 470 000 | 19 | 0 | 2025 |
| Unit 15 West Lynne Court 1st Avenue | R 25 263 | R 480 000 | 19 | 0 | 2025 |
10 nearby sales, sold 2025 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 367 741.94 and R 633 333.33. 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 | 2025/1327 |
| 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 10 nearby sales, sold 2025 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: STUPEL & BERMAN INC (011 776 3000). This is the practical route to an arrears figure before auction day.