3 Bedroom House with Staff Quarters and Pool
425181 · Randburg West · Broadacres Park · 3 bed · freehold · auction 4 Aug 2026
Walk away above R 2 398 879.05 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 1 600 000.00 |
| Sheriff's commission | R 34 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 5 175.00 |
| Transfer duty | R 17 625.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 717 300.00 |
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 217 300.00 |
| Balance by 25 Aug 2026 | R 1 440 000.00 |
| All-in, floor to ceiling | R 1 717 300.00 – R 2 078 160.00 |
| All-in per m² at the ceiling | R 3 834.24 |
Registered against the title · 1
| Bond, Pty Ltd B21902/2019 | R 2 775 000.00 |
Nearby sales · 10 used of 10
= Consistent with its own 2019 sale of R 2 775 000.00, at -0.1% a year over 7.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 63 | R 3 795 | R 2 000 000 | 527 | 23 | 2024 |
| Erf 76 | R 3 846 | R 2 000 000 | 520 | 81 | 2024 |
| Erf 60 | R 4 485 | R 2 350 000 | 524 | 82 | 2024 |
| Erf 43 | R 4 513 | R 2 500 000 | 554 | 110 | 2025 |
| Erf 69 | R 5 090 | R 2 550 000 | 501 | 43 | 2025 |
| Erf 57 | R 5 112 | R 2 750 000 | 538 | 81 | 2025 |
| Erf 82 | R 5 340 | R 2 750 000 | 515 | 144 | 2024 |
| Erf 58 | R 5 410 | R 2 900 000 | 536 | 79 | 2025 |
| Erf 52 | R 5 437 | R 2 800 000 | 515 | 82 | 2024 |
| Erf 73 | R 6 358 | R 3 300 000 | 519 | 49 | 2025 |
| Unit 30 Ferngate 10 Gateside Avenue | R 8 642 | R 700 000 | 81 | 171 | 2025 |
| Unit 24 Ferngate 10 Gateside Avenue | R 9 259 | R 500 000 | 54 | 171 | 2026 |
| Unit 37 Ferngate 10 Gateside Avenue | R 9 388 | R 460 000 | 49 | 171 | 2025 |
| Unit 32 Ferngate 10 Gateside Avenue | R 10 145 | R 700 000 | 69 | 171 | 2024 |
| Unit 35 Ferngate 10 Gateside Avenue | R 10 328 | R 630 000 | 61 | 171 | 2025 |
10 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 2 056 926.00 and R 3 446 242.77. 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 | RANDBURG WEST |
| 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 10 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: BARNARD ATTORNEYS (0105100093). 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.