3 Bedroom Sectional Title Apartment with Garage
425243 · Roodepoort North · Willowbrook · 3 bed · sectional · auction 31 Jul 2026
Walk away above R 1 075 461.96 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, opening, anchored to market value | R 424 376.60 |
| Sheriff's commission | R 16 865.65 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 529.85 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 468 772.10 |
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 61 833.16 |
| Balance by 21 Aug 2026 | R 381 938.94 |
| All-in, floor to ceiling | R 468 772.10 – R 1 414 588.68 |
| All-in per m² at the ceiling | R 8 896.78 |
Registered against the title · 4
| Bond, Firstrand Bank Ltd SB16109/2016 | R 1 076 250.00 |
| Interdict I-4314/2021AT | — |
| Interdict I-3396/2026AT | — |
| Interdict I-1863/2024AT | — |
Nearby sales · 8 used of 8
= Consistent with its own 2016 sale of R 1 435 000.00, at -0.1% a year over 10.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 444 Willowbrook Ext 3 | R 6 481 | R 3 500 000 | 540 | 145 | 2025 |
| Unit 433 Willowbrook Ext 3 | R 6 667 | R 3 300 000 | 495 | 96 | 2025 |
| Unit 2 Elyon 551 Van Coller Close | R 8 015 | R 1 050 000 | 131 | 105 | 2025 |
| Unit 14 Chrestos 9 Van Dalen Road | R 8 121 | R 1 145 000 | 141 | 121 | 2026 |
| Unit 34 Elyon 551 Van Coller Close | R 8 394 | R 1 150 000 | 137 | 105 | 2024 |
| Unit 7 Chrestos 9 Van Dalen Road | R 8 404 | R 1 185 000 | 141 | 121 | 2026 |
| Unit 17 Le Saint Geran | R 9 143 | R 1 280 000 | 140 | 148 | 2026 |
| Unit 28 Elyon 551 Van Coller Close | R 9 343 | R 1 280 000 | 137 | 105 | 2026 |
| Unit 1 Elyon 551 Van Coller Close | R 9 389 | R 1 230 000 | 131 | 105 | 2025 |
| Unit 3 Palmilla 690 Van Der Kloof Avenue | R 9 481 | R 1 280 000 | 135 | 168 | 2026 |
| Unit 19 Le Saint Geran | R 9 643 | R 1 350 000 | 140 | 148 | 2026 |
| Unit 1 Le Saint Geran | R 9 714 | R 1 360 000 | 140 | 148 | 2026 |
| Unit 21 Le Saint Geran | R 10 357 | R 1 450 000 | 140 | 148 | 2026 |
| Unit 1 Villa Arona | R 14 667 | R 1 100 000 | 75 | 69 | 2025 |
| Unit 2 Villa Arona | R 17 067 | R 1 280 000 | 75 | 69 | 2026 |
8 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 274 427.48 and R 1 646 785.71. 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 · 4
| Case number | 2025/1120 |
| 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 8 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.