3 Bedroom Apartment with 2 Bathrooms
423616 · Kempton Park · Modderfontein · 3 bed · 71 m² · sectional · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff Kempton Park |
Value indicators
| Last sold price | R 930 000.00 |
| Sale date | 2020/02/13 |
Walk away above R 541 544.89 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 480 000.00 |
| Sheriff's commission | R 17 700.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 655.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 525 355.00 |
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 68 355.00 |
| Balance by 27 Aug 2026 | R 432 000.00 |
| All-in, floor to ceiling | R 525 355.00 – R 837 683.00 |
| All-in per m² at the ceiling | R 11 798.35 |
Registered against the title · 3
| Bond, Nedbank Ltd SB16521/2020 | R 837 000.00 |
| Interdict I-3110/2023AT | — |
| Interdict I-784/2026AT | — |
Nearby sales · 10 used of 15
= Consistent with its own 2020 sale of R 930 000.00, at -1.4% a year over 6.5 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 280 Strelitzia 97 Black Rock Street | R 11 000 | R 770 000 | 70 | 0 | 2026 |
| Unit 158 Strelitzia 97 Black Rock Street | R 11 268 | R 800 000 | 71 | 0 | 2025 |
| Unit 337 Strelitzia 97 Black Rock Street | R 11 538 | R 750 000 | 65 | 0 | 2025 |
| Unit 9 Strelitzia 97 Black Rock Street | R 11 719 | R 750 000 | 64 | 0 | 2025 |
| Unit 211 Strelitzia 97 Black Rock Street | R 11 831 | R 840 000 | 71 | 0 | 2026 |
| Unit 149 Strelitzia 97 Black Rock Street | R 12 154 | R 790 000 | 65 | 0 | 2025 |
| Unit 182 Strelitzia 97 Black Rock Street | R 12 394 | R 880 000 | 71 | 0 | 2026 |
| Unit 209 Strelitzia 97 Black Rock Street | R 12 465 | R 885 000 | 71 | 0 | 2026 |
| Unit 183 Strelitzia 97 Black Rock Street | R 12 535 | R 890 000 | 71 | 0 | 2026 |
| Unit 363 Strelitzia 97 Black Rock Street | R 14 394 | R 950 000 | 66 | 0 | 2025 |
| Unit 44 Strelitzia 97 Black Rock Street out | R 15 455 | R 1 020 000 | 66 | 0 | 2025 |
| Unit 233 Strelitzia 97 Black Rock Street | R 15 909 | R 1 050 000 | 66 | 0 | 2026 |
| Unit 315 Strelitzia 772 | R 15 909 | R 1 050 000 | 66 | 0 | 2026 |
| Unit 156 Strelitzia 97 Black Rock Street | R 15 909 | R 1 050 000 | 66 | 0 | 2025 |
| Unit 332 Strelitzia 97 Black Rock Street out | R 16 949 | R 1 000 000 | 59 | 0 | 2026 |
10 nearby sales, sold 2025 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 781 000.00 and R 1 021 969.70. 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 · 5
| Evidence read | 2026-07-31 |
Flags · 3
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 10 nearby sales, sold 2025 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: Hammond Pole Majola Inc C/o Vermaak & Partners Attorneys (0118741800). This is the practical route to an arrears figure before auction day.