3 Bedroom Freestanding Home with Outbuilding and Pool
425213 · Durban North · Durban North · 3 bed · 744 m² · freehold · auction 6 Aug 2026
Auction details
| Auction date | 6 Aug 2026 |
| Auction venue | SHERIFF DURBAN NORTH, UNIT 1/2ELATION HOUSE |
| Held by | Sheriff Durban North |
Value indicators
| Last sold price | R 1 300 000.00 |
| Sale date | 2018/10/25 |
Walk away above R 1 336 580.38 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 517 202.64 |
| Sheriff's commission | R 18 258.04 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 738.71 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 40 000.00 |
| Firm cost | R 578 199.39 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 180 000.00 |
| 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 288 500.00 |
Cash
| On auction day | R 87 717.01 |
| Balance by 27 Aug 2026 | R 465 482.38 |
| All-in, floor to ceiling | R 578 199.39 – R 1 724 008.81 |
| All-in per m² at the ceiling | R 2 317.22 |
Registered against the title · 2
| Bond, Proprietary Limited B5366/2019 | R 1 040 000.00 |
| Interdict I-1050/2024AT | — |
Nearby sales · 12 used of 15
= Consistent with its own 2018 sale of R 1 300 000.00, at 3.7% a year over 7.8 years.
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Erf 3225 | R 1 248 | R 1 900 000 | 1522 | 73 | 2025 |
| Erf 3230 | R 1 737 | R 1 200 000 | 691 | 108 | 2025 |
| Erf 3205 | R 1 817 | R 4 500 000 | 2476 | 218 | 2025 |
| Erf 3232 | R 2 089 | R 1 650 000 | 790 | 212 | 2025 |
| Erf 3205 | R 2 124 | R 2 200 000 | 1036 | 179 | 2025 |
| Erf 3218 | R 2 125 | R 1 500 000 | 706 | 148 | 2025 |
| Erf 3226 | R 2 194 | R 1 900 000 | 866 | 102 | 2026 |
| Erf 3221 | R 2 285 | R 1 700 000 | 744 | 48 | 2024 |
| Erf 3230 | R 2 349 | R 1 600 000 | 681 | 138 | 2025 |
| Erf 3218 | R 2 429 | R 1 700 000 | 700 | 30 | 2025 |
| Erf 3205 | R 2 615 | R 2 500 000 | 956 | 201 | 2025 |
| Erf 3221 | R 3 024 | R 2 250 000 | 744 | 116 | 2025 |
| Erf 3211 | R 3 250 | R 2 275 000 | 700 | 92 | 2025 |
| Erf 3230 | R 3 444 | R 2 380 000 | 691 | 123 | 2024 |
| Erf 3232 out | R 3 671 | R 2 900 000 | 790 | 197 | 2026 |
12 nearby sales, sold 2024 to 2026; 1 excluded as outliers. The 1 marked out sit beyond three median absolute deviations of the rate: improved property filed against a vacant erf, or a transfer not at arm's length. They are struck through rather than dropped, so the exclusion can be argued with. The median runs across the rest, and the rates they span put this erf between R 1 292 040.52 and R 2 562 547.03. 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 · 9
| Registration to bid, refundable | R 15 000.00 |
| Case number | 6955/2020 |
| 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 2024 to 2026; 1 excluded as outliers, 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.