2 Bedroom Apartment with Lounge
423610 · Kempton Park · Birchleigh · 2 bed · sectional · auction 6 Aug 2026
Walk away above R 62 367.16 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 428 000.00 |
| Sheriff's commission | R 16 920.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 538.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 472 458.00 |
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 62 258.00 |
| Balance by 27 Aug 2026 | R 385 200.00 |
| All-in, floor to ceiling | R 472 458.00 – R 764 496.30 |
| All-in per m² at the ceiling | R 12 330.59 |
Registered against the title · 2
| Bond, Pty Ltd SB25144/2019 | R 645 000.00 |
| Interdict I-1209/2026AT | — |
Nearby sales · 6 used of 10
= Consistent with its own 2019 sale of R 645 000.00, at -8.3% a year over 7.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 634 Birchleigh North Ext 2 | R 1 665 | R 1 650 000 | 991 | 182 | 2025 |
| Unit 407 Birchleigh | R 1 813 | R 4 000 000 | 2206 | 35 | 2024 |
| Unit 408 Birchleigh | R 2 119 | R 1 100 000 | 519 | 71 | 2025 |
| Unit 445 Birchleigh | R 2 218 | R 1 100 000 | 496 | 90 | 2025 |
| Unit 14 Boekenhout 3 Maroela Street out | R 3 274 | R 337 238 | 103 | 119 | 2023 |
| Unit 9 Boekenhout 3 Maroela Street out | R 3 588 | R 369 535 | 103 | 119 | 2025 |
| Unit 9 Boekenhout 3 Maroela Street | R 5 146 | R 530 000 | 103 | 119 | 2025 |
| Unit 16 Kiaat 5 Maroela Street | R 5 437 | R 560 000 | 103 | 146 | 2026 |
| Unit 15 Kiaat 5 Maroela Street | R 5 485 | R 565 000 | 103 | 146 | 2025 |
| Unit 17 Dominique`S Place 3 Mopani Street | R 5 488 | R 450 000 | 82 | 73 | 2025 |
| Unit 3 Costa-Tou 4 Geelhout Street | R 5 616 | R 820 000 | 146 | 154 | 2025 |
| Unit 18 Kiaat 5 Maroela Street | R 5 631 | R 580 000 | 103 | 146 | 2026 |
| Unit 4 Kareehof 7 Maroela Street | R 5 825 | R 600 000 | 103 | 175 | 2025 |
| Unit 7 Dominique`S Place 3 Mopani Street out | R 7 125 | R 570 000 | 80 | 73 | 2024 |
| Unit 17 Matumi Corner 24 Matumi Avenue out | R 8 730 | R 550 000 | 63 | 0 | 2026 |
6 nearby sales, sold 2025 to 2026; 4 excluded as outliers. The 4 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 319 029.13 and R 361 165.05. 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
| Case number | 2024/0770 |
| 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 6 nearby sales, sold 2025 to 2026; 4 excluded as outliers, 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: Lowndes Dlamini (011-292-5777). This is the practical route to an arrears figure before auction day.