3 Bedroom Family Home with Garage
423732 · Pietermaritzburg · Panorama Gardens · 3 bed · freehold · auction 30 Jul 2026
Walk away above R 352 628.77 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, reserve recited | R 315 000.00 |
| Sheriff's commission | R 13 525.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 028.75 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 355 553.75 |
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 62 053.75 |
| Balance by 20 Aug 2026 | R 283 500.00 |
| All-in, floor to ceiling | R 355 553.75 – R 576 821.63 |
| All-in per m² at the ceiling | R 2 097.53 |
Registered against the title · 2
| Bond, Nedbank Limited B23825/2013 | R 472 500.00 |
| Interdict I-186/2022AT | — |
Nearby sales · 12 used of 12
= Consistent with its own 2013 sale of R 525 000.00, at 0.8% a year over 13.4 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 508 | R 1 071 | R 620 000 | 579 | 188 | 2025 |
| Erf 177 | R 1 328 | R 875 000 | 659 | 244 | 2026 |
| Erf 11 | R 1 426 | R 840 000 | 589 | 113 | 2025 |
| Erf 701 | R 1 546 | R 640 000 | 414 | 52 | 2025 |
| Erf 562 | R 1 811 | R 460 000 | 254 | 157 | 2025 |
| Erf 145 | R 1 826 | R 650 000 | 356 | 186 | 2024 |
| Erf 510 | R 2 000 | R 590 000 | 295 | 155 | 2023 |
| Erf 778 | R 2 018 | R 660 000 | 327 | 138 | 2026 |
| Erf 18 | R 2 038 | R 750 000 | 368 | 143 | 2025 |
| Erf 729 | R 2 203 | R 650 000 | 295 | 190 | 2024 |
| Erf 648 | R 2 326 | R 600 000 | 258 | 154 | 2025 |
| Erf 88 | R 2 507 | R 880 000 | 351 | 257 | 2025 |
| Erf 624 | R 2 579 | R 570 000 | 221 | 194 | 2024 |
| Erf 541 | R 2 698 | R 680 000 | 252 | 210 | 2025 |
| Erf 773 | R 2 830 | R 880 000 | 311 | 187 | 2024 |
12 nearby sales, sold 2023 to 2026. The median runs across the rest, and the rates they span put this erf between R 425 120.77 and R 778 135.05. 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 · 7
| Registration to bid, refundable | R 15 000.00 |
| Case number | 5190/2020 |
| 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 12 nearby sales, sold 2023 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: GARLICKE & BOUSFIELD INC. (0315705433). This is the practical route to an arrears figure before auction day.