2 Bedroom House with 1 Other Room
423594 · Kempton Park · Klipfontein View · 2 bed · freehold · auction 6 Aug 2026
Walk away above R 589 260.26 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 680 000.00 |
| Sheriff's commission | R 20 700.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 105.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 743 805.00 |
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 111 805.00 |
| Balance by 27 Aug 2026 | R 612 000.00 |
| All-in, floor to ceiling | R 743 805.00 – R 1 001 478.00 |
Registered against the title · 4
| Bond, Nedbank Ltd B148113/2006 | R 302 400.00 |
| Interdict I-1178/2016AT | — |
| Interdict I-2806/2008AT | — |
| Interdict I-2114/2025AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2006 sale of R 280 000.00, at 5.6% a year over 20.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1869 | R 1 722 | R 830 000 | 482 | 211 | 2024 |
| Erf 1856 | R 2 000 | R 1 000 000 | 500 | 159 | 2026 |
| Erf 1866 | R 2 054 | R 990 000 | 482 | 183 | 2026 |
| Erf 1766 | R 2 129 | R 560 000 | 263 | 58 | 2023 |
| Erf 1789 | R 2 800 | R 700 000 | 250 | 262 | 2025 |
| Erf 1842 out | R 2 820 | R 1 300 000 | 461 | 201 | 2026 |
| Erf 2199 | R 2 840 | R 710 000 | 250 | 96 | 2023 |
| Erf 1785 | R 3 000 | R 750 000 | 250 | 184 | 2024 |
| Erf 2162 | R 3 040 | R 830 000 | 273 | 101 | 2025 |
| Erf 527 | R 3 347 | R 800 000 | 239 | 150 | 2025 |
| Erf 2086 | R 3 469 | R 850 000 | 245 | 211 | 2025 |
| Erf 2106 | R 3 549 | R 1 150 000 | 324 | 178 | 2025 |
| Erf 2115 | R 3 551 | R 870 000 | 245 | 188 | 2024 |
| Erf 2122 | R 3 673 | R 900 000 | 245 | 215 | 2025 |
| Erf 1784 | R 3 800 | R 950 000 | 250 | 171 | 2025 |
14 nearby sales, sold 2023 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 560 000.00 and R 1 150 000.00. 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 · 7
| Registration to bid, refundable | R 20 000.00 |
| Sale held by | KEMPTON PARK |
| Case number | 093639/2024 |
| 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 14 nearby sales, sold 2023 to 2026; 1 excluded as outliers, at the median of sale price. It is evidence about the area, not a valuation of this property, which nobody has inspected.
Attorneys for the execution creditor: HACK STUPEL & ROSS (012 325-4185). This is the practical route to an arrears figure before auction day.