7 Bedroom Family Home with Pool and Garages
425140 · Kempton Park · Aston Manor · 7 bed · 1487 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff Kempton Park |
Value indicators
| Last sold price | R 1 650 000.00 |
| Sale date | 2021/10/21 |
Walk away above R 1 363 565.31 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 1 267 000.00 |
| Sheriff's commission | R 29 505.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 4 425.75 |
| Transfer duty | R 1 710.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 60 000.00 |
| Firm cost | R 1 362 640.75 |
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 162 340.75 |
| Balance by 27 Aug 2026 | R 1 140 300.00 |
| All-in, floor to ceiling | R 1 362 640.75 – R 1 693 827.33 |
| All-in per m² at the ceiling | R 1 139.09 |
Registered against the title · 3
| Bond, Pty Ltd B37366/2022 | R 1 320 000.00 |
| Interdict I-20513/1991C | — |
| Interdict I-1254/2025AT | — |
Nearby sales · 14 used of 15
= Consistent with its own 2021 sale of R 1 650 000.00, at 0.2% a year over 4.8 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 194 | R 662 | R 985 000 | 1488 | 168 | 2024 |
| Erf 198 | R 897 | R 1 600 000 | 1784 | 157 | 2024 |
| Erf 400 | R 908 | R 1 350 000 | 1487 | 128 | 2026 |
| Erf 438 | R 941 | R 1 400 000 | 1487 | 188 | 2025 |
| Erf 364 | R 995 | R 1 480 000 | 1487 | 262 | 2024 |
| Erf 447 | R 1 076 | R 1 600 000 | 1487 | 250 | 2026 |
| Erf 163 | R 1 092 | R 1 630 000 | 1492 | 206 | 2024 |
| Erf 362 | R 1 143 | R 1 700 000 | 1487 | 217 | 2025 |
| Erf 365 | R 1 160 | R 1 725 000 | 1487 | 287 | 2025 |
| Erf 414 | R 1 278 | R 1 900 000 | 1487 | 228 | 2024 |
| Erf 165 | R 1 307 | R 1 950 000 | 1492 | 211 | 2026 |
| Erf 428 | R 1 311 | R 1 950 000 | 1487 | 56 | 2024 |
| Erf 413 | R 1 530 | R 2 275 000 | 1487 | 261 | 2024 |
| Erf 416 | R 1 748 | R 2 600 000 | 1487 | 211 | 2025 |
| Erf 417 out | R 1 950 | R 2 900 000 | 1487 | 213 | 2026 |
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 984 338.04 and R 2 600 000.00. 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 · 6
| Case number | 69540/2023 |
| 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 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: Findlay & Niemeyer Attorneys ((012)342-9164). 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.