3 Bedroom House with Outbuilding and Carport
425248 · Durban West · Sherwood · 3 bed · freehold · auction 3 Aug 2026
Walk away above R 2 304 398.99 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 798 757.77 |
| Sheriff's commission | R 22 481.37 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 3 372.20 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 864 611.34 |
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 105 729.35 |
| Balance by 24 Aug 2026 | R 718 881.99 |
| All-in, floor to ceiling | R 864 611.34 – R 2 662 525.91 |
| All-in per m² at the ceiling | R 2 317.25 |
Registered against the title · 2
| Bond, Proprietary Limited B12509/2020 | R 1 800 000.00 |
| Interdict I-907/2025AT | — |
Nearby sales · 6 used of 6
= Consistent with its own 2020 sale of R 1 800 000.00, at 6.6% a year over 6.2 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 912 | R 1 370 | R 1 400 000 | 1022 | 72 | 2025 |
| Erf 906 | R 2 208 | R 2 100 000 | 951 | 231 | 2024 |
| Erf 912 | R 2 250 | R 2 300 000 | 1022 | 58 | 2025 |
| Erf 778 | R 2 384 | R 1 850 000 | 776 | 167 | 2026 |
| Erf 912 | R 2 863 | R 2 900 000 | 1013 | 140 | 2025 |
| Erf 912 | R 3 011 | R 2 800 000 | 930 | 121 | 2025 |
| Unit 94 Cherry Lane 8 Hutt Place | R 6 985 | R 950 000 | 136 | 247 | 2026 |
| Unit 76 Cherry Lane 8 Hutt Place | R 7 851 | R 950 000 | 121 | 247 | 2025 |
| Unit 21 Cherry Lane 8 Hutt Place | R 8 586 | R 850 000 | 99 | 247 | 2026 |
| Unit 6 Cherry Lane 8 Hutt Place | R 8 673 | R 850 000 | 98 | 247 | 2025 |
| Unit 45 Cherry Lane 8 Hutt Place | R 9 082 | R 890 000 | 98 | 247 | 2026 |
| Unit 83 Cherry Lane 8 Hutt Place | R 9 576 | R 1 130 000 | 118 | 247 | 2025 |
| Unit 90 Cherry Lane 8 Hutt Place | R 9 596 | R 950 000 | 99 | 247 | 2026 |
| Unit 79 Cherry Lane 8 Hutt Place | R 9 921 | R 1 250 000 | 126 | 247 | 2025 |
| Unit 10 Cherry Lane 8 Hutt Place | R 10 000 | R 1 200 000 | 120 | 247 | 2025 |
6 nearby sales, sold 2024 to 2026. The median runs across the rest, and the rates they span put this erf between R 1 573 972.60 and R 3 459 354.84. 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 · 3
| 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.