3 Bedroom Home with Outbuilding and Carport
425138 · Germiston North · Primrose · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 829 227.34 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 940 359.00 |
| Sheriff's commission | R 24 605.39 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 690.81 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 008 655.20 |
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 122 332.10 |
| Balance by 26 Aug 2026 | R 846 323.10 |
| All-in, floor to ceiling | R 1 008 655.20 – R 1 312 813.21 |
| All-in per m² at the ceiling | R 1 324.74 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B29372/2022 | R 1 650 000.00 |
Nearby sales · 8 used of 8
= Consistent with its own 2022 sale of R 1 650 000.00, at -9.7% a year over 4.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 497 | R 415 | R 329 000 | 793 | 273 | 2008 |
| Erf 497 | R 830 | R 658 000 | 793 | 273 | 2020 |
| Erf 466 | R 858 | R 850 000 | 991 | 88 | 2025 |
| Erf 2600 | R 1 012 | R 1 150 000 | 1136 | 138 | 2025 |
| Erf 485 | R 1 176 | R 1 165 000 | 991 | 221 | 2025 |
| Erf 2600 | R 1 228 | R 1 395 000 | 1136 | 138 | 2025 |
| Erf 472 | R 1 332 | R 1 320 000 | 991 | 134 | 2024 |
| Erf 137 | R 1 408 | R 1 395 000 | 991 | 249 | 2025 |
| Unit 5 Umgeni 43 Rietfontein Road | R 4 416 | R 340 000 | 77 | 162 | 2024 |
| Unit 3 Stemon Court 36 Rietfontein Road | R 4 561 | R 260 000 | 57 | 216 | 2025 |
| Unit 15 Umgeni 43 Rietfontein Road | R 4 762 | R 200 000 | 42 | 162 | 2025 |
| Unit 11 Stemon Court 36 Rietfontein Road | R 5 441 | R 370 000 | 68 | 216 | 2025 |
| Unit 10 Stemon Court 36 Rietfontein Road | R 5 606 | R 370 000 | 66 | 216 | 2025 |
| Unit 3 Umgeni 43 Rietfontein Road | R 6 190 | R 260 000 | 42 | 162 | 2026 |
| Unit 10 Trinity Place 4 Everlasting Road | R 8 627 | R 440 000 | 51 | 212 | 2025 |
8 nearby sales, sold 2008 to 2025. The median runs across the rest, and the rates they span put this erf between R 411 146.28 and R 1 395 000.00. 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 · 8
| Case number | 101442/2024 |
| 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 8 nearby sales, sold 2008 to 2025, 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: HANNES GOUWS & PARTNERS INC. ((012) 321-1008). This is the practical route to an arrears figure before auction day.