3 Bedroom House with Outbuilding
425141 · Germiston North · Primrose · 3 bed · freehold · auction 5 Aug 2026
Walk away above R 892 400.20 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 1 100 000.00 |
| Sheriff's commission | R 27 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 050.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 191 050.00 |
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 141 050.00 |
| Balance by 26 Aug 2026 | R 990 000.00 |
| All-in, floor to ceiling | R 1 191 050.00 – R 1 494 747.50 |
| All-in per m² at the ceiling | R 1 508.32 |
Registered against the title · 1
| Bond, S B Guarantee Co Rf Pty Ltd B27549/2019 | R 900 000.00 |
Nearby sales · 5 used of 5
= Consistent with its own 2019 sale of R 900 000.00, at 3.5% a year over 7.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2505 | R 594 | R 1 400 000 | 2357 | 162 | 2025 |
| Erf 843 | R 643 | R 550 000 | 855 | 132 | 2024 |
| Erf 3005 | R 807 | R 2 000 000 | 2479 | 130 | 2025 |
| Erf 839 | R 885 | R 900 000 | 1017 | 136 | 2024 |
| Erf 799 | R 966 | R 900 000 | 932 | 129 | 2025 |
| Erf 800 | R 1 022 | R 900 000 | 881 | 115 | 2025 |
| Erf 792 | R 1 090 | R 1 080 000 | 991 | 60 | 2025 |
| Erf 799 | R 1 159 | R 1 080 000 | 932 | 129 | 2025 |
| Erf 844 | R 1 457 | R 1 460 000 | 1002 | 135 | 2024 |
| Erf 800 | R 1 697 | R 1 495 000 | 881 | 115 | 2025 |
| Unit 23 Lake Grace 3 Marguerite Avenue | R 4 819 | R 400 000 | 83 | 176 | 2023 |
| Unit 41 Lake Grace 3 Marguerite Avenue | R 5 488 | R 450 000 | 82 | 176 | 2026 |
| Unit 14 Lake Grace 3 Marguerite Avenue | R 6 034 | R 525 000 | 87 | 176 | 2025 |
| Unit 30 Lake Grace 3 Marguerite Avenue | R 6 765 | R 575 000 | 85 | 176 | 2025 |
| Unit 39 Lake Grace 3 Marguerite Avenue | R 8 977 | R 790 000 | 88 | 176 | 2024 |
5 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 637 485.38 and R 1 681 662.88. 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 | 73387/2024 |
| 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 5 nearby sales, sold 2024 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.