4 Bedroom Family Home on Large Erf
423586 · Kempton Park · Clayville · 4 bed · 1190 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff Kempton Park |
Value indicators
| Last sold price | R 750 000.00 |
| Sale date | 2007/10/13 |
Walk away above R 1 494 912.45 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 1 252 066.00 |
| Sheriff's commission | R 29 280.99 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 4 392.15 |
| Transfer duty | R 1 261.98 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 347 001.12 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 90 000.00 |
| 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 198 500.00 |
Cash
| On auction day | R 180 141.72 |
| Balance by 27 Aug 2026 | R 1 126 859.40 |
| All-in, floor to ceiling | R 1 347 001.12 – R 1 676 623.73 |
| All-in per m² at the ceiling | R 1 408.93 |
Registered against the title · 3
| Bond, Standard Bank Of South Africa Ltd B204872/2007 | R 750 000.00 |
| Interdict I-1651/2024AT | — |
| Interdict I-6147/2011AT | — |
Nearby sales · 11 used of 15
= Consistent with its own 2007 sale of R 750 000.00, at 4.8% a year over 18.8 years.
Selected sale Erf 917 · R 1 223/m² · R 1 455 000 · 1190m² · 47m away · sold 2024 · used by model
Used by model Context only
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 925 | R 1 117 | R 1 600 000 | 1432 | 241 | 2023 |
| Erf 551 | R 1 128 | R 1 200 000 | 1064 | 234 | 2024 |
| Erf 917 | R 1 223 | R 1 455 000 | 1190 | 47 | 2024 |
| Erf 840 | R 1 266 | R 1 600 000 | 1264 | 239 | 2023 |
| Erf 887 | R 1 307 | R 1 600 000 | 1224 | 173 | 2024 |
| Erf 533 | R 1 368 | R 1 600 000 | 1170 | 194 | 2024 |
| Erf 911 | R 1 389 | R 1 700 000 | 1224 | 81 | 2025 |
| Erf 817 | R 1 430 | R 1 850 000 | 1294 | 375 | 2025 |
| Erf 885 | R 1 471 | R 1 800 000 | 1224 | 160 | 2023 |
| Erf 883 | R 1 512 | R 1 700 000 | 1124 | 167 | 2024 |
| Erf 867 | R 1 664 | R 1 880 000 | 1130 | 351 | 2025 |
| Erf 545 | R 1 667 | R 1 950 000 | 1170 | 158 | 2025 |
| Erf 566 | R 1 704 | R 1 900 000 | 1115 | 218 | 2024 |
| Erf 548 | R 1 739 | R 1 850 000 | 1064 | 166 | 2025 |
| Erf 872 | R 2 054 | R 2 280 000 | 1110 | 221 | 2025 |
11 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 1 342 105.26 and R 2 444 324.32. 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
| Registration to bid, refundable | R 20 000.00 |
| Case number | 82778/2023 |
| Evidence read | 2026-07-31 |
Flags · 4
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 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: VEZI DE BEER ATTORNEYS (012 361 5640). This is the practical route to an arrears figure before auction day.
Transfer duty is normally paid to SARS through the conveyancer before registration, not on auction day. Section 7.2 includes it in the auction-day figure; confirm the timing with the conveyancer.