3 Bedroom House on Large Erf
425155 · Kempton Park · Birch Acres · 3 bed · freehold · auction 6 Aug 2026
Walk away above R 618 138.80 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 738 188.00 |
| Sheriff's commission | R 21 572.82 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 235.92 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 802 996.74 |
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 98 627.54 |
| Balance by 27 Aug 2026 | R 664 369.20 |
| All-in, floor to ceiling | R 802 996.74 – R 1 066 588.92 |
| All-in per m² at the ceiling | R 2 659.82 |
Registered against the title · 2
| Bond, Standard Bank Of South Africa Ltd B20491/2009 | R 659 029.00 |
| Interdict I-1135/2026AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2008 sale of R 176 700.00, at 9.3% a year over 17.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 4983 | R 994 | R 313 000 | 315 | 245 | 2024 |
| Erf 6486 | R 1 133 | R 350 000 | 309 | 215 | 2025 |
| Erf 6536 | R 1 485 | R 600 000 | 404 | 36 | 2025 |
| Erf 6536 | R 1 733 | R 700 000 | 404 | 36 | 2025 |
| Erf 6455 | R 1 986 | R 850 000 | 428 | 177 | 2025 |
| Erf 6578 | R 2 024 | R 670 000 | 331 | 98 | 2025 |
| Erf 6565 | R 2 140 | R 920 000 | 430 | 101 | 2024 |
| Erf 6554 | R 2 168 | R 800 000 | 369 | 148 | 2024 |
| Erf 6788 | R 2 240 | R 560 000 | 250 | 167 | 2025 |
| Erf 6572 | R 2 471 | R 850 000 | 344 | 78 | 2023 |
| Erf 6528 | R 2 908 | R 980 000 | 337 | 131 | 2025 |
| Erf 6559 | R 2 967 | R 890 000 | 300 | 108 | 2024 |
| Erf 6547 | R 3 161 | R 980 000 | 310 | 127 | 2025 |
| Erf 6509 | R 4 333 | R 1 300 000 | 300 | 117 | 2025 |
| Erf 6588 | R 4 467 | R 1 340 000 | 300 | 177 | 2025 |
15 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 398 453.97 and R 1 791 133.33. 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 | KEMPTON PARK |
| Case number | 146411/2024 |
| 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 15 nearby sales, sold 2023 to 2025, 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: BOKWA LAW INCORPORATED (012 424 2900). This is the practical route to an arrears figure before auction day.