3 Bedroom Family Home
425094 · Kempton Park · Birchleigh North · 3 bed · freehold · auction 6 Aug 2026
Walk away above R 1 000 000.00 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 recited | R 510 000.00 |
| Sheriff's commission | R 18 150.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 722.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 570 872.50 |
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 71 872.50 |
| Balance by 27 Aug 2026 | R 459 000.00 |
| All-in, floor to ceiling | R 570 872.50 – R 811 252.25 |
| All-in per m² at the ceiling | R 811.25 |
Registered against the title · 2
| Bond, Nedbank Ltd B109023/2006 | R 480 000.00 |
| Interdict I-1158/2025AT | — |
Nearby sales · 7 used of 7
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 461 | R 580 | R 635 000 | 1094 | 244 | 2025 |
| Erf 412 | R 882 | R 980 000 | 1111 | 70 | 2024 |
| Erf 407 | R 918 | R 1 100 000 | 1198 | 154 | 2026 |
| Erf 354 | R 1 267 | R 1 280 000 | 1010 | 182 | 2025 |
| Erf 295 | R 1 280 | R 1 300 000 | 1016 | 144 | 2025 |
| Erf 169 | R 1 312 | R 1 325 000 | 1010 | 236 | 2025 |
| Erf 270 | R 1 575 | R 1 600 000 | 1016 | 242 | 2025 |
| Erf 462 | R 2 733 | R 820 000 | 300 | 231 | 2025 |
| Erf 1813 | R 3 274 | R 920 000 | 281 | 180 | 2025 |
| Erf 1813 | R 3 298 | R 930 000 | 282 | 219 | 2026 |
| Erf 452 | R 3 367 | R 1 000 000 | 297 | 258 | 2025 |
| Unit 12 Montelimar I 4 Frikkie Street | R 9 701 | R 650 000 | 67 | 230 | 2025 |
| Unit 3 Montelimar I 4 Frikkie Street | R 12 239 | R 820 000 | 67 | 230 | 2024 |
| Unit 8 Birchmeadow I 8 Frikkie Street | R 12 653 | R 620 000 | 49 | 183 | 2025 |
| Unit 6 Birchmeadow I 8 Frikkie Street | R 13 265 | R 650 000 | 49 | 183 | 2025 |
7 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 580 438.76 and R 1 574 803.15. 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
| Sale held by | KEMPTON PARK / TEMBISA at 5 ANEMOON STREET |
| 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 7 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.
Attorneys for the execution creditor: Enderstein Malumbete Inc. (011 615 8591). This is the practical route to an arrears figure before auction day.