3 Bedroom Family Home with Flatlet on Large Erf
425130 · Boksburg · Libradene · 3 bed · freehold · auction 14 Aug 2026
Walk away above R 3 484 594.59 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 18 887 113.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 6 000.00 |
| Transfer duty | R 2 010 924.69 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 21 004 037.69 |
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 3 945 635.99 |
| Balance by 4 Sep 2026 | R 16 998 401.70 |
| All-in, floor to ceiling | R 21 004 037.69 – R 23 326 781.46 |
| All-in per m² at the ceiling | R 50 490.87 |
Registered against the title · 2
| Bond, S B Guarantee Co Rf Pty Ltd B30032/2020 | R 1 790 000.00 |
| Interdict I-1108/2025AT | — |
Nearby sales · 5 used of 7
= Consistent with its own 2020 sale of R 2 790 000.00, at 5.9% a year over 6.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 266 | R 1 515 | R 2 380 000 | 1571 | 251 | 2025 |
| Erf 284 | R 1 802 | R 3 000 000 | 1665 | 88 | 2024 |
| Erf 264 | R 1 858 | R 2 900 000 | 1561 | 231 | 2025 |
| Erf 257 | R 2 063 | R 3 720 000 | 1803 | 260 | 2025 |
| Erf 287 | R 2 222 | R 3 700 000 | 1665 | 84 | 2024 |
| Erf 307 | R 2 235 | R 3 900 000 | 1745 | 236 | 2025 |
| Erf 57 | R 2 825 | R 2 800 000 | 991 | 276 | 2025 |
| Erf 332 | R 3 670 | R 6 500 000 | 1771 | 168 | 2025 |
| Erf 330 out | R 4 336 | R 2 350 000 | 542 | 95 | 2023 |
| Erf 330 out | R 5 697 | R 2 900 000 | 509 | 92 | 2025 |
| Unit 5 Villaggio Prosperoso 4 Van Heerden Road | R 8 008 | R 1 970 000 | 246 | 129 | 2023 |
| Unit 3 Villaggio D'amico 4 Van Heerden Road | R 8 490 | R 2 080 000 | 245 | 129 | 2026 |
| Unit 11 Villaggio Prosperoso 4 Van Heerden Road | R 8 571 | R 2 100 000 | 245 | 129 | 2026 |
| Unit 12 Villaggio Prosperoso 4 Van Heerden Road | R 8 980 | R 2 200 000 | 245 | 129 | 2025 |
| Unit 2 Villaggio D'amico 4 Van Heerden Road | R 9 109 | R 2 250 000 | 247 | 129 | 2026 |
5 nearby sales, sold 2023 to 2026; 2 excluded as outliers. The 2 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 3 699 756.10 and R 4 208 502.02. 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 · 6
| Sale held by | BOKSBURG at the OFFICE OF THE SHERIFF |
| Case number | 047813/2022 |
| Evidence read | 2026-07-31 |
Flags · 6
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 5 nearby sales, sold 2023 to 2026; 2 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: JASON MICHAEL SMITH INCORPORATED ATTORNEYS. 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.