no description published
423723 · Pietermaritzburg · Edendale Q · freehold · auction 30 Jul 2026
Walk away above R 354 319.89 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 400 000.00 |
| Sheriff's commission | R 16 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 475.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 443 975.00 |
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 58 975.00 |
| Balance by 20 Aug 2026 | R 360 000.00 |
| All-in, floor to ceiling | R 443 975.00 – R 673 165.00 |
| All-in per m² at the ceiling | R 1 912.40 |
Registered against the title · 2
| Bond, Absa Bank Ltd B76536/2006 | R 228 863.00 |
| Interdict I-112/2026AT | — |
Nearby sales · 13 used of 14
= Consistent with its own 2006 sale of R 50 000.00, at 13.1% a year over 20.0 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2829 out | R 5 | R 1 513 | 297 | 264 | 2025 |
| Erf 705 | R 220 | R 300 000 | 1365 | 167 | 2025 |
| Erf 626 | R 272 | R 110 000 | 404 | 183 | 2025 |
| Erf 666 | R 602 | R 200 000 | 332 | 207 | 2025 |
| Erf 720 | R 1 309 | R 470 000 | 359 | 221 | 2025 |
| Erf 691 | R 1 458 | R 500 000 | 343 | 122 | 2025 |
| Erf 738 | R 1 562 | R 550 000 | 352 | 22 | 2025 |
| Erf 592 | R 1 597 | R 650 000 | 407 | 109 | 2025 |
| Erf 675 | R 1 662 | R 570 000 | 343 | 233 | 2025 |
| Erf 737 | R 1 915 | R 655 000 | 342 | 32 | 2025 |
| Erf 669 | R 1 917 | R 650 000 | 339 | 229 | 2025 |
| Erf 691 | R 2 026 | R 695 000 | 343 | 122 | 2025 |
| Erf 749 | R 2 131 | R 750 000 | 352 | 176 | 2024 |
| Erf 620 | R 2 316 | R 820 000 | 354 | 161 | 2024 |
| Erf 654 | R 2 443 | R 899 000 | 368 | 256 | 2025 |
13 nearby sales, sold 2024 to 2025; 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 95 841.58 and R 859 913.04. 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 · 8
| Case number | 11702/2024 |
| 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 13 nearby sales, sold 2024 to 2025; 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: JOHNSTON AND PARTNERS (031 5369700). This is the practical route to an arrears figure before auction day.