10 Bedroom Property with Flat/Cottage and Garage
423727 · Pietermaritzburg · Pietermaritzburg · 10 bed · sectional · auction 30 Jul 2026
Walk away above R 1 218 458.33 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 published on the listing | R 900 000.00 |
| Sheriff's commission | R 24 000.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 600.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 967 600.00 |
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 117 600.00 |
| Balance by 20 Aug 2026 | R 810 000.00 |
| All-in, floor to ceiling | R 967 600.00 – R 1 307 652.50 |
| All-in per m² at the ceiling | R 1 489.35 |
Registered against the title · 2
| Bond, Absa Bank Ltd B44240/2008 | R 650 000.00 |
| Interdict I-2/2026AT | — |
Nearby sales · 6 used of 6
= Consistent with its own 1998 sale of R 180 000.00, at 8.1% a year over 27.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2754 | R 686 | R 900 000 | 1312 | 230 | 2026 |
| Erf 2651 | R 1 372 | R 1 100 000 | 802 | 79 | 2025 |
| Erf 2650 | R 1 517 | R 2 000 000 | 1318 | 45 | 2024 |
| Erf 2551 | R 2 044 | R 1 200 000 | 587 | 181 | 2025 |
| Erf 2551 | R 2 048 | R 1 200 000 | 586 | 204 | 2025 |
| Erf 2748 | R 2 133 | R 800 000 | 375 | 108 | 2023 |
| Erf 2646 | R 2 206 | R 2 100 000 | 952 | 169 | 2025 |
| Erf 2648 | R 2 284 | R 900 000 | 394 | 58 | 2023 |
| Erf 2647 | R 2 492 | R 750 000 | 301 | 104 | 2024 |
| Erf 2749 | R 3 003 | R 1 195 000 | 398 | 127 | 2025 |
| Erf 2647 | R 3 156 | R 950 000 | 301 | 111 | 2026 |
| Erf 2748 | R 3 267 | R 1 225 000 | 375 | 108 | 2024 |
| Erf 2749 | R 3 964 | R 1 550 000 | 391 | 108 | 2025 |
| Erf 2648 | R 8 152 | R 750 000 | 92 | 88 | 2024 |
| Erf 2648 | R 10 326 | R 950 000 | 92 | 96 | 2026 |
6 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 602 286.59 and R 1 936 764.71. 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
| 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 6 nearby sales, sold 2024 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.