5 Bedroom Family Home with Pool and Garages
425246 · Randburg West · Dainfern · 5 bed · freehold · auction 4 Aug 2026
Walk away above R 7 339 901.68 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 5 172 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 6 000.00 |
| Transfer duty | R 366 520.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 5 644 520.00 |
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 979 720.00 |
| Balance by 25 Aug 2026 | R 4 654 800.00 |
| All-in, floor to ceiling | R 5 644 520.00 – R 6 407 112.00 |
| All-in per m² at the ceiling | R 4 894.66 |
Registered against the title · 3
| Bond, Nedbank Ltd B24565/2016 | R 5 000 000.00 |
| Interdict I-3390/2024AT | — |
| Interdict I-1309/2026AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2016 sale of R 5 000 000.00, at 4.9% a year over 10.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 787 | R 3 993 | R 4 700 000 | 1177 | 157 | 2024 |
| Erf 806 | R 4 100 | R 4 900 000 | 1195 | 122 | 2025 |
| Erf 784 | R 4 580 | R 5 350 000 | 1168 | 207 | 2025 |
| Erf 658 | R 5 105 | R 5 850 000 | 1146 | 115 | 2026 |
| Erf 659 | R 5 129 | R 6 560 000 | 1279 | 85 | 2025 |
| Erf 795 | R 5 667 | R 4 250 000 | 750 | 173 | 2025 |
| Erf 795 | R 6 133 | R 4 600 000 | 750 | 154 | 2025 |
| Erf 648 | R 6 294 | R 7 440 000 | 1182 | 177 | 2025 |
| Erf 829 | R 6 846 | R 5 600 000 | 818 | 169 | 2025 |
| Erf 656 | R 7 206 | R 5 750 000 | 798 | 139 | 2026 |
| Erf 808 | R 7 661 | R 5 700 000 | 744 | 179 | 2025 |
| Erf 829 | R 7 971 | R 6 600 000 | 828 | 130 | 2024 |
| Erf 637 | R 8 363 | R 7 000 000 | 837 | 230 | 2026 |
| Erf 829 | R 8 553 | R 7 800 000 | 912 | 207 | 2026 |
| Erf 795 | R 10 933 | R 8 200 000 | 750 | 173 | 2026 |
15 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 5 227 102.80 and R 14 311 733.33. 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 · 5
| Registration to bid, refundable | R 50 000.00 |
| 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 15 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.
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.