4 Bedroom Family Home with Garages
423682 · Kempton Park · Norkem Park · 4 bed · 992 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff Kempton Park |
Value indicators
| Last sold price | R 1 250 000.00 |
| Sale date | 2018/06/19 |
Walk away above R 1 103 655.25 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 967 946.00 |
| Sheriff's commission | R 25 019.19 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 3 752.88 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 1 036 718.07 |
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 125 566.67 |
| Balance by 21 Aug 2026 | R 871 151.40 |
| All-in, floor to ceiling | R 1 036 718.07 – R 1 343 682.38 |
| All-in per m² at the ceiling | R 1 354.52 |
Registered against the title · 1
| Bond, Pty Ltd B37572/2018 | R 1 250 000.00 |
Nearby sales · 14 used of 15
= Consistent with its own 2018 sale of R 1 250 000.00, at 1.2% a year over 8.1 years.
Selected sale Erf 891 · R 101/m² · R 100 000 · 992m² · 80m away · sold 2021 · excluded outlier
Used by model Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 891 out | R 101 | R 100 000 | 992 | 80 | 2021 |
| Erf 891 | R 675 | R 670 000 | 992 | 80 | 2024 |
| Erf 931 | R 982 | R 981 000 | 999 | 140 | 2025 |
| Erf 861 | R 1 027 | R 1 018 000 | 991 | 216 | 2024 |
| Erf 942 | R 1 062 | R 1 500 000 | 1412 | 186 | 2025 |
| Erf 872 | R 1 189 | R 1 250 000 | 1051 | 284 | 2025 |
| Erf 928 | R 1 258 | R 1 250 000 | 994 | 165 | 2025 |
| Erf 781 | R 1 393 | R 1 400 000 | 1005 | 222 | 2026 |
| Erf 933 | R 1 396 | R 1 400 000 | 1003 | 128 | 2025 |
| Erf 915 | R 1 453 | R 1 440 000 | 991 | 222 | 2025 |
| Erf 765 | R 1 542 | R 1 530 000 | 992 | 194 | 2025 |
| Erf 983 | R 1 562 | R 1 550 000 | 992 | 233 | 2024 |
| Erf 941 | R 1 577 | R 1 750 000 | 1110 | 163 | 2025 |
| Erf 881 | R 1 680 | R 1 665 000 | 991 | 263 | 2024 |
| Erf 966 | R 1 800 | R 1 800 000 | 1000 | 271 | 2025 |
14 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 670 000.00 and R 1 785 600.00. 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
| Case number | 186633/2025 |
| 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 14 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: Delberg Attorneys Inc. ((012) 361-5001). This is the practical route to an arrears figure before auction day.