2 Bedroom Apartment
425128 · Kempton Park · Kempton Park · 2 bed · sectional · auction 6 Aug 2026
Walk away above R 66 781.98 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, opening, anchored to market value | R 103 466.98 |
| Sheriff's commission | R 6 121.34 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 918.20 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 135 506.52 |
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 17 386.24 |
| Balance by 27 Aug 2026 | R 93 120.28 |
| All-in, floor to ceiling | R 135 506.52 – R 384 006.52 |
| All-in per m² at the ceiling | R 9 366.01 |
Registered against the title · 2
| Bond, Nedbank Ltd SB58737/2013 | R 380 000.00 |
| Interdict I-3445/2025AT | — |
Nearby sales · 12 used of 13
= Consistent with its own 2013 sale of R 380 000.00, at -0.7% a year over 13.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 25 Daleenhof 55 Long Street | R 5 511 | R 485 000 | 88 | 92 | 2025 |
| Unit 58 Central Point 84 Kempton Road out | R 5 923 | R 242 839 | 41 | 0 | 2024 |
| Unit 36 Central Point 84 Kempton Road | R 6 667 | R 280 000 | 42 | 0 | 2024 |
| Unit 13 Angus Court 69 Kempton Road | R 6 930 | R 311 862 | 45 | 217 | 2025 |
| Unit 24 Central Point 84 Kempton Road | R 7 381 | R 310 000 | 42 | 0 | 2024 |
| Unit 32 Central Point 84 Kempton Road | R 7 674 | R 330 000 | 43 | 0 | 2025 |
| Unit 89 Central Point 84 Kempton Road | R 8 095 | R 340 000 | 42 | 0 | 2025 |
| Unit 12 Central Point 84 Kempton Road | R 8 333 | R 350 000 | 42 | 0 | 2024 |
| Unit 53 Angus Court 69 Kempton Road | R 8 491 | R 450 000 | 53 | 217 | 2025 |
| Unit 77 Central Point 84 Kempton Road | R 8 556 | R 385 000 | 45 | 0 | 2025 |
| Unit 42 Central Point 84 Kempton Road | R 8 690 | R 365 000 | 42 | 0 | 2025 |
| Unit 42 Central Point 84 Kempton Road | R 8 690 | R 365 000 | 42 | 0 | 2024 |
| Unit 78 Central Point 84 Kempton Road | R 8 837 | R 380 000 | 43 | 0 | 2025 |
| Unit 43 Central Point 84 Kempton Road | R 8 837 | R 380 000 | 43 | 0 | 2024 |
| Unit 43 Daleenhof 55 Long Street | R 24 250 | R 485 000 | 20 | 92 | 2025 |
12 nearby sales, sold 2024 to 2025; 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 273 333.33 and R 362 325.58. 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 · 6
| Case number | 3217/2024 |
| 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 12 nearby sales, sold 2024 to 2025; 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: KARNAVOS ATTORNEYS (0828134715). This is the practical route to an arrears figure before auction day.