3 Bedroom Sectional Title Apartment with Double Garage
425166 · Roodepoort North · Honeydew Manor · 3 bed · sectional · auction 14 Aug 2026
Walk away above R 1 396 443.06 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 1 178 000.00 |
| Sheriff's commission | R 28 170.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 4 225.50 |
| Transfer duty | R 2 340.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 272 735.50 |
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 152 535.50 |
| Balance by 4 Sep 2026 | R 1 060 200.00 |
| All-in, floor to ceiling | R 1 272 735.50 – R 1 644 601.55 |
| All-in per m² at the ceiling | R 8 655.80 |
Registered against the title · 1
| Bond, A B S A Home Loans Guarantee Co SB22465/2020 | R 1 740 000.00 |
Nearby sales · 9 used of 9
= Consistent with its own 2020 sale of R 1 740 000.00, at 0.1% a year over 6.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 190 Wilgespruit/Iq | R 3 285 | R 31 200 000 | 9497 | 116 | 2025 |
| Unit 1554 Honeydew Manor Ext 63 | R 5 412 | R 2 300 000 | 425 | 184 | 2024 |
| Unit 1538 Honeydew Manor Ext 63 | R 6 275 | R 2 830 000 | 451 | 265 | 2026 |
| Unit 1553 Honeydew Manor Ext 63 | R 6 770 | R 2 850 000 | 421 | 190 | 2025 |
| Unit 1544 Honeydew Manor Ext 63 | R 6 846 | R 2 800 000 | 409 | 222 | 2026 |
| Unit 1552 Honeydew Manor Ext 63 | R 6 888 | R 2 900 000 | 421 | 210 | 2025 |
| Unit 1530 Honeydew Manor Ext 63 | R 8 133 | R 2 700 000 | 332 | 176 | 2025 |
| Unit 1532 Honeydew Manor Ext 63 | R 8 261 | R 2 850 000 | 345 | 212 | 2024 |
| Unit 9 Lynx | R 9 189 | R 1 700 000 | 185 | 0 | 2026 |
| Unit 13 Lynx | R 9 189 | R 1 700 000 | 185 | 0 | 2024 |
| Unit 11 Lynx | R 9 211 | R 1 750 000 | 190 | 0 | 2025 |
| Unit 20 Lynx | R 9 421 | R 1 790 000 | 190 | 0 | 2025 |
| Unit 2 Lynx | R 9 730 | R 1 800 000 | 185 | 0 | 2024 |
| Unit 4 Lynx | R 10 000 | R 1 900 000 | 190 | 0 | 2026 |
| Unit 1 Lynx | R 10 270 | R 1 899 999 | 185 | 0 | 2024 |
9 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 545 180.72 and R 1 951 350.32. 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
| 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 9 nearby sales, sold 2024 to 2026, 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: Smit Sewgoolam Inc (011 760 1172). 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.