2 Bedroom House with Lounge and Kitchen
423725 · Pietermaritzburg · Northdale · 2 bed · freehold · auction 30 Jul 2026
Walk away above R 347 185.97 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 355 000.00 |
| Sheriff's commission | R 14 925.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 238.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 397 163.75 |
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 52 663.75 |
| Balance by 20 Aug 2026 | R 319 500.00 |
| All-in, floor to ceiling | R 397 163.75 – R 622 592.63 |
| All-in per m² at the ceiling | R 1 119.77 |
Registered against the title · 2
| Bond, Proprietary Limited B3484/2021 | R 436 500.00 |
| Interdict I-223/2026AT | — |
Nearby sales · 9 used of 10
= Consistent with its own 2020 sale of R 485 000.00, at 2.8% a year over 6.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3694 | R 749 | R 800 000 | 1068 | 118 | 2023 |
| Erf 3672 | R 758 | R 600 000 | 792 | 248 | 2024 |
| Erf 3692 | R 798 | R 670 000 | 840 | 120 | 2023 |
| Erf 3220 | R 853 | R 220 000 | 258 | 162 | 2024 |
| Erf 1369 | R 1 028 | R 650 000 | 632 | 277 | 2024 |
| Erf 3220 | R 1 039 | R 295 000 | 284 | 190 | 2023 |
| Erf 3678 | R 1 043 | R 795 000 | 762 | 286 | 2024 |
| Erf 818 | R 1 167 | R 406 000 | 348 | 196 | 2025 |
| Erf 1410 | R 1 231 | R 800 000 | 650 | 116 | 2025 |
| Erf 3220 | R 1 323 | R 330 666 | 250 | 118 | 2023 |
| Erf 3220 | R 1 453 | R 375 000 | 258 | 162 | 2025 |
| Erf 786 | R 1 570 | R 380 000 | 242 | 33 | 2025 |
| Erf 3220 | R 1 716 | R 399 900 | 233 | 150 | 2023 |
| Erf 1789 | R 1 957 | R 730 000 | 373 | 188 | 2024 |
| Erf 1789 out | R 2 131 | R 650 000 | 305 | 207 | 2023 |
9 nearby sales, sold 2023 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 416 479.40 and R 1 088 150.13. 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 · 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 9 nearby sales, sold 2023 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.