3 Bedroom Apartment with Lounge and Dining Room
423641 · Kempton Park · Norkem Park · 3 bed · sectional · auction 6 Aug 2026
Walk away above R 735 180.63 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 611 000.00 |
| Sheriff's commission | R 19 665.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 949.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 673 614.75 |
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 83 714.75 |
| Balance by 27 Aug 2026 | R 549 900.00 |
| All-in, floor to ceiling | R 673 614.75 – R 984 268.73 |
| All-in per m² at the ceiling | R 8 947.90 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd SB6467/2011 | R 769 000.00 |
Nearby sales · 9 used of 10
= Consistent with its own 2010 sale of R 700 000.00, at 2.6% a year over 15.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 32 The Courtyard 106 Mooi River Drive | R 8 871 | R 550 000 | 62 | 148 | 2026 |
| Unit 27 The Courtyard 106 Mooi River Drive | R 8 871 | R 550 000 | 62 | 148 | 2025 |
| Unit 22 Sun Glades 107 Mooi River Drive | R 9 231 | R 360 000 | 39 | 93 | 2025 |
| Unit 13 Norkem Villas 103 Mooi River Drive | R 9 302 | R 800 000 | 86 | 116 | 2026 |
| Unit 21 Norkem Villas 103 Mooi River Drive | R 9 302 | R 800 000 | 86 | 116 | 2025 |
| Unit 61 The Courtyard 106 Mooi River Drive | R 9 516 | R 590 000 | 62 | 148 | 2026 |
| Unit 52 The Courtyard 106 Mooi River Drive | R 9 516 | R 590 000 | 62 | 148 | 2025 |
| Unit 15 Sun Glades 107 Mooi River Drive | R 9 531 | R 610 000 | 64 | 93 | 2025 |
| Unit 31 The Courtyard 106 Mooi River Drive | R 9 677 | R 600 000 | 62 | 148 | 2025 |
| Unit 10 Norkem Villas 103 Mooi River Drive | R 9 885 | R 860 000 | 87 | 116 | 2025 |
| Unit 28 Suncrest 105 Mooi River Drive | R 10 500 | R 630 000 | 60 | 0 | 2025 |
| Unit 5 Suncrest 105 Mooi River Drive | R 11 000 | R 660 000 | 60 | 0 | 2025 |
| Unit 16 Suncrest 105 Mooi River Drive | R 13 333 | R 800 000 | 60 | 0 | 2026 |
| Unit 37 Sun Glades 107 Mooi River Drive out | R 14 915 | R 880 000 | 59 | 93 | 2025 |
| Unit 24 Sun Glades 107 Mooi River Drive | R 15 385 | R 600 000 | 39 | 93 | 2026 |
9 nearby sales, sold 2025 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 975 806.45 and R 1 210 000.00. 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
| Case number | 052653/2025 |
| 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 9 nearby sales, sold 2025 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.