2 Bedroom Apartment
425160 · Kempton Park · Zuurfontein 33-Ir · 2 bed · sectional · auction 6 Aug 2026
Walk away above R 322 717.80 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 recited | R 375 000.00 |
| Sheriff's commission | R 15 625.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 343.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 417 968.75 |
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 55 468.75 |
| Balance by 27 Aug 2026 | R 337 500.00 |
| All-in, floor to ceiling | R 417 968.75 – R 705 190.63 |
| All-in per m² at the ceiling | R 10 684.71 |
Registered against the title · 2
| Bond, Pty Ltd SB4468/2020 | R 660 000.00 |
| Interdict I-1403/2026AT | — |
Nearby sales · 13 used of 13
= Consistent with its own 2019 sale of R 660 000.00, at -1.1% a year over 6.7 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 916 Edleen Ext 5 | R 5 560 | R 55 600 000 | 10000 | 94 | 2023 |
| Unit 916 Edleen Ext 5 | R 5 680 | R 56 800 000 | 10000 | 94 | 2025 |
| Unit 9 Villa Rosa 3 3 Modderfontein Road | R 7 632 | R 580 000 | 76 | 150 | 2025 |
| Unit 75 Villa Rosa 1 | R 7 917 | R 760 000 | 96 | 197 | 2025 |
| Unit 2 Villa Rosa 3 3 Modderfontein Road | R 8 667 | R 650 000 | 75 | 150 | 2026 |
| Unit 48 Villa Rosa 2 | R 8 767 | R 640 000 | 73 | 125 | 2025 |
| Unit 45 Villa Rosa 2 | R 8 767 | R 640 000 | 73 | 125 | 2025 |
| Unit 5 Griffendale 7 Modderfontein Road | R 8 939 | R 590 000 | 66 | 0 | 2025 |
| Unit 55 Villa Rosa 2 | R 9 274 | R 677 000 | 73 | 125 | 2025 |
| Unit 69 Griffendale 7 Modderfontein Road | R 9 394 | R 620 000 | 66 | 0 | 2024 |
| Unit 12 Villa Rosa 3 3 Modderfontein Road | R 9 480 | R 711 000 | 75 | 150 | 2025 |
| Unit 59 Villa Rosa 1 | R 9 485 | R 920 000 | 97 | 197 | 2025 |
| Unit 65 Griffendale 7 Modderfontein Road | R 9 848 | R 650 000 | 66 | 0 | 2024 |
| Unit 2 Griffendale 7 Modderfontein Road | R 10 000 | R 660 000 | 66 | 0 | 2025 |
| Unit 6 Griffendale 7 Modderfontein Road | R 10 606 | R 700 000 | 66 | 0 | 2025 |
13 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 503 684.21 and R 700 000.00. 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 & TEMBISA |
| 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 13 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: TIM DU TOIT & CO INCORPORATED ATTORNEYS (011 274 9800). This is the practical route to an arrears figure before auction day.