3 Bedroom Apartment with Parking
425180 · Kempton Park · Kempton Park Cbd · 3 bed · 93 m² · sectional · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Held by | Sheriff KEMPTON PARK / TEMBISA at 5 ANEMOON STREET |
Value indicators
| Last sold price | R 435 000.00 |
| Sale date | 2008/04/22 |
Walk away above R 135 311.08 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 280 000.00 |
| Sheriff's commission | R 12 300.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 1 845.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 319 145.00 |
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 42 145.00 |
| Balance by 27 Aug 2026 | R 252 000.00 |
| All-in, floor to ceiling | R 319 145.00 – R 596 772.00 |
| All-in per m² at the ceiling | R 6 416.90 |
Registered against the title · 1
| Bond, Nedbank Ltd SB84523/2008 | R 437 627.00 |
Nearby sales · 8 used of 15
= Consistent with its own 2008 sale of R 435 000.00, at -0.2% a year over 18.3 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 2672 Kempton Park | R 787 | R 975 000 | 1239 | 54 | 2025 |
| Unit 2 Denleyn Palms 32 Long Street | R 3 439 | R 196 000 | 57 | 106 | 2024 |
| Unit 15 Eged House 35 Long Street | R 3 442 | R 265 000 | 77 | 0 | 2025 |
| Unit 3 Eged House 35 Long Street | R 3 804 | R 350 000 | 92 | 0 | 2025 |
| Unit 25 Aston Place 37 Long Street | R 3 889 | R 350 000 | 90 | 34 | 2025 |
| Unit 23 Eged House 35 Long Street | R 4 185 | R 385 000 | 92 | 0 | 2026 |
| Unit 4 Blue Marlin 37A Long Street | R 4 412 | R 375 000 | 85 | 54 | 2024 |
| Unit 21 Daphne' Heights 29A Long Street | R 4 559 | R 310 000 | 68 | 145 | 2025 |
| Unit 21 Aronia Court 39 Long Street | R 4 565 | R 420 000 | 92 | 75 | 2026 |
| Unit 62 Eged House 35 Long Street | R 4 651 | R 400 000 | 86 | 0 | 2026 |
| Unit 21 Eged House 35 Long Street | R 4 667 | R 350 000 | 75 | 0 | 2025 |
| Unit 12 Daphne' Heights 29A Long Street | R 4 753 | R 385 000 | 81 | 145 | 2026 |
| Unit 1 Denleyn Palms 32 Long Street out | R 6 786 | R 380 000 | 56 | 106 | 2025 |
| Unit 3 Denleyn Palms 32 Long Street out | R 7 167 | R 430 000 | 60 | 106 | 2025 |
| Unit 4 34 Kempton Road 11 Casuarina Avenue out | R 7 959 | R 390 000 | 49 | 119 | 2025 |
8 nearby sales, sold 2024 to 2026; 3 excluded as outliers. The 3 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 319 789.47 and R 442 037.04. 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
| 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 8 nearby sales, sold 2024 to 2026; 3 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: Enderstein Malumbete Inc.. This is the practical route to an arrears figure before auction day.