2 Bedroom Sectional Title Apartment with Lounge and Kitchen
425156 · Kempton Park · Greenstone Hill · 2 bed · sectional · auction 6 Aug 2026
Walk away above R 394 179.04 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 400 000.00 |
| Sheriff's commission | R 16 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 475.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 443 975.00 |
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 58 975.00 |
| Balance by 27 Aug 2026 | R 360 000.00 |
| All-in, floor to ceiling | R 443 975.00 – R 733 165.00 |
| All-in per m² at the ceiling | R 12 019.10 |
Registered against the title · 2
| Bond, S B Guarantee Co Pty Ltd SB63394/2008 | R 393 000.00 |
| Bond, Standard Bank Of South Africa L SB25710/2018 | R 550 000.00 |
Nearby sales · 14 used of 14
= Consistent with its own 2006 sale of R 393 000.00, at 2.9% a year over 19.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 62 Illiondale | R 1 110 | R 1 100 000 | 991 | 134 | 2025 |
| Unit 243 Aloe Ridge 2 | R 9 747 | R 770 000 | 79 | 0 | 2025 |
| Unit 120 Aloe Ridge 2 | R 9 836 | R 600 000 | 61 | 0 | 2026 |
| Unit 247 Aloe Ridge 2 | R 10 127 | R 800 000 | 79 | 0 | 2026 |
| Unit 165 Aloe Ridge 2 | R 10 127 | R 800 000 | 79 | 0 | 2025 |
| Unit 97 Aloe Ridge 2 | R 10 759 | R 850 000 | 79 | 0 | 2025 |
| Unit 145 Aloe Ridge 2 | R 10 984 | R 670 000 | 61 | 0 | 2026 |
| Unit 139 Aloe Ridge 2 | R 11 148 | R 680 000 | 61 | 0 | 2023 |
| Unit 63 Aloe Ridge 2 | R 11 358 | R 920 000 | 81 | 0 | 2025 |
| Unit 90 Aloe Ridge 2 | R 12 025 | R 950 000 | 79 | 0 | 2025 |
| Unit 19 Aloe Ridge 2 | R 12 099 | R 980 000 | 81 | 0 | 2025 |
| Unit 142 Aloe Ridge 2 | R 12 295 | R 750 000 | 61 | 0 | 2025 |
| Unit 16 Aloe Ridge 2 | R 12 857 | R 900 000 | 70 | 0 | 2024 |
| Unit 82 Aloe Ridge 2 | R 13 214 | R 925 000 | 70 | 0 | 2026 |
| Unit 13 Aloe Ridge 2 | R 15 432 | R 1 250 000 | 81 | 0 | 2025 |
14 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 594 556.96 and R 941 358.02. 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 · 9
| Sale held by | KEMPTON PARK & TEMBISA |
| Case number | 34436/2024 |
| 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 14 nearby sales, sold 2023 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: MOTHLE JOOMA SABDIA INC (011 487 006). This is the practical route to an arrears figure before auction day.