2 Bedroom House with TV Room
423632 · Kempton Park · Ebony Park · 2 bed · freehold · auction 6 Aug 2026
Walk away above R 1 054 675.82 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 375 000.00 |
| Sheriff's commission | R 15 625.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 343.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 417 968.75 |
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 55 468.75 |
| Balance by 27 Aug 2026 | R 337 500.00 |
| All-in, floor to ceiling | R 417 968.75 – R 645 190.63 |
| All-in per m² at the ceiling | R 1 566.00 |
Registered against the title · 2
| Bond, Nedbank Ltd B98947/2007 | R 214 561.00 |
| Interdict I-1105/2026AT | — |
Nearby sales · 13 used of 14
= Consistent with its own 1997 sale of R 18 810.00, at 15.8% a year over 29.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1604 | R 2 082 | R 533 000 | 256 | 277 | 2021 |
| Erf 413 | R 2 557 | R 900 000 | 352 | 14 | 2024 |
| Erf 404 | R 2 662 | R 820 000 | 308 | 80 | 2024 |
| Erf 309 | R 2 715 | R 706 000 | 260 | 200 | 2025 |
| Erf 46 | R 2 824 | R 960 000 | 340 | 190 | 2024 |
| Erf 657 | R 2 885 | R 750 000 | 260 | 261 | 2025 |
| Erf 159 | R 3 237 | R 1 560 000 | 482 | 246 | 2026 |
| Erf 1604 | R 3 373 | R 840 000 | 249 | 286 | 2025 |
| Erf 293 | R 3 400 | R 850 000 | 250 | 109 | 2025 |
| Erf 2170 | R 3 519 | R 950 000 | 270 | 281 | 2025 |
| Erf 516 | R 3 654 | R 950 000 | 260 | 294 | 2026 |
| Erf 168 | R 3 960 | R 990 000 | 250 | 228 | 2024 |
| Erf 696 | R 4 000 | R 1 000 000 | 250 | 269 | 2025 |
| Erf 1604 out | R 7 059 | R 1 800 000 | 255 | 294 | 2026 |
| Erf 1606 | R 32 000 000 | R 64 000 000 | 2 | 231 | 2026 |
13 nearby sales, sold 2021 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 857 796.88 and R 1 648 000.00. 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 · 8
| Sale held by | of the High Court |
| Case number | 35495/2024 |
| 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 13 nearby sales, sold 2021 to 2026; 1 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: VAN HEERDENS INC t/a VHI ATTORNEYS (012-111 0121). This is the practical route to an arrears figure before auction day.