2 Bedroom Apartment with Lounge and Dining Room
425150 · Centurion West · Rooihuiskraal North · 2 bed · sectional · auction 3 Aug 2026
Walk away above R 810 953.30 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 595 000.00 |
| Sheriff's commission | R 19 425.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 913.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 657 338.75 |
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 81 838.75 |
| Balance by 24 Aug 2026 | R 535 500.00 |
| All-in, floor to ceiling | R 657 338.75 – R 966 365.13 |
| All-in per m² at the ceiling | R 9 474.17 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd SB10082/2022 | R 52 000.00 |
| Bond, Standard Bank Of South Africa Ltd SB56392/2003 | R 295 000.00 |
Nearby sales · 11 used of 12
= Consistent with its own 2003 sale of R 295 000.00, at 5.9% a year over 23.3 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 1084 Rooihuiskraal Noord Ext 14 | R 4 098 | R 1 500 000 | 366 | 61 | 2025 |
| Unit 1084 Rooihuiskraal Noord Ext 14 | R 4 596 | R 1 650 000 | 359 | 100 | 2024 |
| Unit 2 Rn 899 2B Mint Street | R 7 613 | R 1 690 000 | 222 | 115 | 2025 |
| Unit 2 Eagles Nest 622 Bishop Bird Street | R 8 039 | R 820 000 | 102 | 0 | 2024 |
| Unit 13 Eagles Nest 622 Bishop Bird Street | R 8 592 | R 885 000 | 103 | 0 | 2024 |
| Unit 30 Eagles Nest 622 Bishop Bird Street | R 8 755 | R 893 000 | 102 | 0 | 2024 |
| Unit 25 Eagles Nest 622 Bishop Bird Street | R 10 684 | R 1 250 000 | 117 | 0 | 2025 |
| Unit 2 Rooihuis 892 25B Peperment Crescent | R 10 870 | R 1 750 000 | 161 | 194 | 2025 |
| Unit 1 Rooihuis 894 33 Peperment Crescent | R 11 034 | R 1 600 000 | 145 | 144 | 2025 |
| Unit 2 Kestrels Nest 82 Bishop Bird Street | R 11 067 | R 985 000 | 89 | 134 | 2025 |
| Unit 7 Redwoods 50 Bishop Bird Street | R 11 200 | R 840 000 | 75 | 89 | 2026 |
| Unit 16 Eagles Nest 622 Bishop Bird Street | R 11 373 | R 1 160 000 | 102 | 0 | 2025 |
| Unit 2 Rooinoord 923 16 Pongola Street | R 13 038 | R 1 695 000 | 130 | 248 | 2026 |
| Unit 1 Rooihuis 908 26A Peperment Crescent | R 14 364 | R 1 695 000 | 118 | 135 | 2024 |
| Unit 12 Arthur's Court 92 Bishop Bird Street out | R 17 500 | R 1 050 000 | 60 | 193 | 2025 |
11 nearby sales, sold 2024 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 820 000.00 and R 1 465 169.49. 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
| Sale held by | CENTURION WEST at 229 BLACKWOOD STREET |
| Case number | 143138/2024 |
| Evidence read | 2026-07-31 |
Flags · 4
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 11 nearby sales, sold 2024 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: BOKWA LAW INCORPORATED (012 424 2900). This is the practical route to an arrears figure before auction day.