3 Bedroom Family Home with Outside Rooms
425154 · Kempton Park · Birch Acres · 3 bed · 268 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff KEMPTON PARK & TEMBISA |
Value indicators
| Last sold price | R 850 000.00 |
| Sale date | 2019/05/01 |
Walk away above R 747 845.42 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 630 000.00 |
| Sheriff's commission | R 19 950.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 992.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 692 942.50 |
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 85 942.50 |
| Balance by 27 Aug 2026 | R 567 000.00 |
| All-in, floor to ceiling | R 692 942.50 – R 955 529.25 |
| All-in per m² at the ceiling | R 3 565.41 |
Registered against the title · 2
| Bond, Pty Ltd B52304/2019 | R 850 000.00 |
| Interdict I-1025/2025AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2019 sale of R 850 000.00, at 2.4% a year over 7.3 years.
Selected sale Erf 4380 · R 2 955/m² · R 783 000 · 265m² · 39m away · sold 2025 · used by model
Used by model
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 4380 | R 2 955 | R 783 000 | 265 | 39 | 2025 |
| Erf 4093 | R 3 047 | R 850 000 | 279 | 188 | 2014 |
| Erf 4124 | R 3 100 | R 899 000 | 290 | 118 | 2025 |
| Erf 4094 | R 3 141 | R 980 000 | 312 | 177 | 2026 |
| Erf 4477 | R 3 560 | R 890 000 | 250 | 234 | 2026 |
| Erf 4545 | R 3 600 | R 900 000 | 250 | 273 | 2025 |
| Erf 4443 | R 3 626 | R 950 000 | 262 | 135 | 2024 |
| Erf 4427 | R 3 774 | R 1 000 000 | 265 | 149 | 2025 |
| Erf 4438 | R 4 137 | R 1 150 000 | 278 | 201 | 2025 |
| Erf 4439 | R 4 167 | R 1 100 000 | 264 | 205 | 2024 |
| Erf 4532 | R 4 200 | R 1 050 000 | 250 | 247 | 2025 |
| Erf 4138 | R 4 400 | R 1 100 000 | 250 | 179 | 2025 |
| Erf 4514 | R 4 600 | R 1 150 000 | 250 | 215 | 2026 |
| Erf 4402 | R 4 717 | R 1 250 000 | 265 | 92 | 2026 |
| Erf 4363 | R 4 776 | R 1 280 000 | 268 | 49 | 2026 |
15 nearby sales, sold 2014 to 2026. The median runs across the rest, and the rates they span put this erf between R 791 864.15 and R 1 280 000.00. 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 · 7
| Case number | 2023/0249 |
| 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 15 nearby sales, sold 2014 to 2026, 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: TIM DU TOIT & CO INCORPORATED ATTORNEYS. This is the practical route to an arrears figure before auction day.