4 Bedroom House with Staff Quarters
425215 · Mtunzini · Esikhawini H · 4 bed · freehold · auction 6 Aug 2026
Walk away above R 500 786.43 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 470 000.00 |
| Sheriff's commission | R 17 550.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 632.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 515 182.50 |
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 67 182.50 |
| Balance by 27 Aug 2026 | R 423 000.00 |
| All-in, floor to ceiling | R 515 182.50 – R 766 493.25 |
| All-in per m² at the ceiling | R 1 072.02 |
Registered against the title · 4
| Bond, Amount K936/2004RM | R 400 010 227.00 |
| Bond, Absa Bank Ltd B24995/2007 | R 396 630.00 |
| Interdict I-276/2024AT | — |
| Interdict I-1374/2011AT | — |
Nearby sales · 7 used of 7
= Consistent with its own 2007 sale of R 72 000.00, at 12.8% a year over 19.5 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 1901 | R 592 | R 385 000 | 650 | 63 | 2024 |
| Erf 1098 | R 750 | R 750 000 | 1000 | 297 | 2025 |
| Erf 1901 | R 1 000 | R 650 000 | 650 | 63 | 2024 |
| Erf 1921 | R 1 036 | R 350 000 | 338 | 232 | 2024 |
| Erf 1895 | R 1 049 | R 750 000 | 715 | 44 | 2024 |
| Erf 1990 | R 1 504 | R 695 000 | 462 | 243 | 2024 |
| Erf 1428 | R 1 525 | R 590 000 | 387 | 262 | 2025 |
| Erf 1881 | R 1 627 | R 550 000 | 338 | 179 | 2024 |
| Erf 1876 | R 1 648 | R 600 000 | 364 | 253 | 2025 |
| Erf 1424 | R 1 775 | R 600 000 | 338 | 278 | 2025 |
| Erf 1926 | R 1 893 | R 320 000 | 169 | 183 | 2022 |
| Erf 1879 | R 2 574 | R 870 000 | 338 | 208 | 2024 |
| Erf 1318 | R 2 811 | R 950 000 | 338 | 57 | 2026 |
| Erf 1429 | R 2 840 | R 960 000 | 338 | 276 | 2025 |
| Erf 2047 | R 3 213 | R 543 000 | 169 | 201 | 2024 |
7 nearby sales, sold 2024 to 2025. The median runs across the rest, and the rates they span put this erf between R 423 500.00 and R 1 178 571.43. 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 7 nearby sales, sold 2024 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: JOHNSTON AND PARTNERS (031 5369700). This is the practical route to an arrears figure before auction day.