2 Bedroom Family Home
425159 · Kempton Park · Makhulong · 2 bed · freehold · auction 6 Aug 2026
Walk away above R 402 023.85 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 540 000.00 |
| Sheriff's commission | R 18 600.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 790.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 601 390.00 |
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 75 390.00 |
| Balance by 27 Aug 2026 | R 486 000.00 |
| All-in, floor to ceiling | R 601 390.00 – R 844 821.50 |
| All-in per m² at the ceiling | R 2 953.92 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd B33904/2014 | R 470 000.00 |
Nearby sales · 11 used of 13
= Consistent with its own 2014 sale of R 470 000.00, at 2.5% a year over 12.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 9 | R 0 | R 850 000 | 4810000 | 66 | 2025 |
| Erf 39 | R 284 | R 400 000 | 1409 | 442 | 2026 |
| Erf 325 | R 2 063 | R 720 000 | 349 | 264 | 2023 |
| Erf 87 | R 2 076 | R 600 000 | 289 | 113 | 2023 |
| Erf 428 | R 2 083 | R 550 000 | 264 | 409 | 2024 |
| Erf 241 | R 2 121 | R 560 000 | 264 | 358 | 2025 |
| Erf 98 | R 2 201 | R 680 000 | 309 | 63 | 2023 |
| Erf 361 | R 2 219 | R 690 000 | 311 | 295 | 2025 |
| Erf 56 | R 2 281 | R 600 000 | 263 | 189 | 2023 |
| Erf 219 | R 2 632 | R 650 000 | 247 | 217 | 2026 |
| Erf 228 | R 2 682 | R 700 000 | 261 | 371 | 2025 |
| Erf 887 | R 3 101 | R 800 000 | 258 | 400 | 2024 |
| Erf 429 | R 3 219 | R 750 000 | 233 | 213 | 2026 |
| Erf 81 out | R 3 272 | R 890 000 | 272 | 365 | 2026 |
| Erf 328 out | R 3 524 | R 895 000 | 254 | 263 | 2023 |
11 nearby sales, sold 2023 to 2026; 2 excluded as outliers. The 2 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 590 028.65 and R 920 600.86. 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 | 122960/2023 |
| 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 11 nearby sales, sold 2023 to 2026; 2 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: MOTHLE JOOMA SABDIA INC (012 362 3137). This is the practical route to an arrears figure before auction day.