3 Bedroom House with Outbuilding and Carport on 900sqm Erf
423729 · Durban West · Westridge · 3 bed · freehold · auction 3 Aug 2026
Walk away above R 960 744.77 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, opening, anchored to market value | R 365 367.79 |
| Sheriff's commission | R 15 287.87 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 293.18 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 407 948.84 |
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 54 117.83 |
| Balance by 24 Aug 2026 | R 328 831.01 |
| All-in, floor to ceiling | R 407 948.84 – R 1 217 892.62 |
| All-in per m² at the ceiling | R 1 353.21 |
Registered against the title · 2
| Bond, Proprietary Limited B16778/2020 | R 1 075 500.00 |
| Interdict I-679/2025AT | — |
Nearby sales · 10 used of 10
= Consistent with its own 2020 sale of R 1 195 000.00, at 0.3% a year over 6.1 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 2391 | R 797 | R 200 000 | 251 | 272 | 2025 |
| Erf 114 | R 874 | R 1 150 000 | 1316 | 109 | 2024 |
| Erf 82 | R 1 021 | R 1 080 000 | 1058 | 168 | 2024 |
| Erf 139 | R 1 086 | R 1 150 000 | 1059 | 271 | 2023 |
| Erf 138 | R 1 130 | R 1 050 000 | 929 | 264 | 2025 |
| Erf 109 | R 1 222 | R 1 300 000 | 1064 | 46 | 2023 |
| Erf 772 | R 1 485 | R 1 400 000 | 943 | 221 | 2025 |
| Erf 154 | R 1 521 | R 1 395 000 | 917 | 294 | 2025 |
| Erf 772 | R 1 627 | R 1 300 000 | 799 | 210 | 2024 |
| Erf 772 | R 1 670 | R 1 650 000 | 988 | 159 | 2024 |
| Erf 97 | R 1 816 | R 1 850 000 | 1019 | 215 | 2025 |
| Unit 11 Ellington Gardens 46 Marche Avenue | R 4 895 | R 700 000 | 143 | 268 | 2024 |
| Unit 10 Ellington Gardens 46 Marche Avenue | R 6 643 | R 950 000 | 143 | 268 | 2025 |
| Unit 2 Ellington Gardens 46 Marche Avenue | R 7 133 | R 1 020 000 | 143 | 268 | 2025 |
| Unit 4 Sunset View 449 Queen Elizabeth Avenue | R 10 833 | R 780 000 | 72 | 237 | 2024 |
10 nearby sales, sold 2023 to 2025. The median runs across the rest, and the rates they span put this erf between R 786 474.16 and R 1 633 954.86. 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 · 5
| 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 10 nearby sales, sold 2023 to 2025, 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: STRYDOM BRITZ MOHULATSI INC. (0123651887). This is the practical route to an arrears figure before auction day.