3 Bedroom Home with Study and Outbuilding
423623 · Kempton Park · Greenstone Hill · 3 bed · 503 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff Kempton Park |
Value indicators
| Last sold price | R 3 600 000.00 |
| Sale date | 2014/07/27 |
Walk away above R 2 774 705.67 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 3 553 000.00 |
| Sheriff's commission | R 40 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 6 000.00 |
| Transfer duty | R 168 186.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 3 827 186.00 |
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 569 486.00 |
| Balance by 27 Aug 2026 | R 3 197 700.00 |
| All-in, floor to ceiling | R 3 827 186.00 – R 4 420 069.00 |
| All-in per m² at the ceiling | R 8 787.41 |
Registered against the title · 1
| Bond, Standard Bank Of South Africa Ltd B62260/2014 | R 2 880 000.00 |
Nearby sales · 10 used of 15
= Consistent with its own 2014 sale of R 3 600 000.00, at -1.1% a year over 12.0 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 899 | R 2 603 | R 1 450 000 | 557 | 101 | 2024 |
| Erf 1805 | R 3 073 | R 1 757 500 | 572 | 178 | 2025 |
| Erf 875 | R 6 202 | R 3 138 000 | 506 | 152 | 2025 |
| Erf 864 | R 6 238 | R 3 300 000 | 529 | 113 | 2025 |
| Erf 1788 | R 6 274 | R 3 620 000 | 577 | 151 | 2025 |
| Erf 887 | R 6 324 | R 3 200 000 | 506 | 66 | 2024 |
| Erf 940 | R 6 944 | R 3 500 000 | 504 | 126 | 2025 |
| Erf 1809 | R 7 533 | R 3 450 000 | 458 | 174 | 2026 |
| Erf 934 | R 8 333 | R 4 175 000 | 501 | 117 | 2025 |
| Erf 926 | R 9 249 | R 4 800 000 | 519 | 66 | 2026 |
| Unit 51 Sawgrass 2 Bullrush Crescent | R 9 565 | R 1 100 000 | 115 | 203 | 2025 |
| Unit 8 Sawgrass 2 Bullrush Crescent | R 9 688 | R 930 000 | 96 | 203 | 2025 |
| Unit 20 Sawgrass 2 Bullrush Crescent | R 9 740 | R 935 000 | 96 | 203 | 2025 |
| Erf 956 out | R 11 914 | R 6 350 000 | 533 | 148 | 2025 |
| Unit 46 Sawgrass 2 Bullrush Crescent | R 11 979 | R 1 150 000 | 96 | 203 | 2025 |
10 nearby sales, sold 2024 to 2026; 1 excluded as outliers. The 1 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 1 309 425.49 and R 4 652 023.12. 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 · 7
| Case number | 082291/2023 |
| 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 10 nearby sales, sold 2024 to 2026; 1 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). 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.