3 Bedroom House with Staff Quarters and Outbuilding
423724 · Pietermaritzburg · Westgate · 3 bed · freehold · auction 30 Jul 2026
Walk away above R 992 307.69 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 800 000.00 |
| Sheriff's commission | R 22 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 375.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 865 875.00 |
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 105 875.00 |
| Balance by 20 Aug 2026 | R 720 000.00 |
| All-in, floor to ceiling | R 865 875.00 – R 1 135 755.00 |
| All-in per m² at the ceiling | R 1 091.02 |
Registered against the title · 2
| Bond, Proprietary Limited B19495/2021 | R 1 300 000.00 |
| Interdict I-865/2025AT | — |
Nearby sales · 15 used of 15
= Consistent with its own 2021 sale of R 1 300 000.00, at -0.7% a year over 5.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1535 | R 603 | R 650 000 | 1078 | 67 | 2022 |
| Erf 1535 | R 641 | R 950 000 | 1481 | 205 | 2024 |
| Erf 1513 | R 696 | R 995 000 | 1430 | 175 | 2022 |
| Erf 1558 | R 946 | R 1 050 000 | 1110 | 350 | 2025 |
| Erf 1535 | R 989 | R 1 100 000 | 1112 | 44 | 2023 |
| Erf 1633 | R 1 034 | R 1 200 000 | 1161 | 352 | 2026 |
| Erf 1535 | R 1 194 | R 1 500 000 | 1256 | 117 | 2024 |
| Erf 1535 | R 1 201 | R 1 250 000 | 1041 | 131 | 2025 |
| Erf 1558 | R 1 239 | R 1 375 000 | 1110 | 392 | 2025 |
| Erf 1535 | R 1 249 | R 1 300 000 | 1041 | 106 | 2025 |
| Erf 1558 | R 1 304 | R 1 230 000 | 943 | 172 | 2025 |
| Erf 1535 | R 1 322 | R 1 350 000 | 1021 | 200 | 2024 |
| Erf 1535 | R 1 345 | R 1 400 000 | 1041 | 49 | 2025 |
| Erf 1558 | R 1 432 | R 1 350 000 | 943 | 149 | 2025 |
| Erf 1558 | R 1 580 | R 1 450 000 | 918 | 217 | 2024 |
15 nearby sales, sold 2022 to 2026. The median runs across the rest, and the rates they span put this erf between R 627 690.17 and R 1 644 281.05. 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 15 nearby sales, sold 2022 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: JOHNSTON AND PARTNERS (031 5369700). This is the practical route to an arrears figure before auction day.