2 Bedroom Apartment
425206 · Durban Coastal · Durban Central · 2 bed · sectional · auction 6 Aug 2026
Walk away above R 189 384.62 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 200 000.00 |
| Sheriff's commission | R 9 500.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 1 425.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 235 925.00 |
Provisioned, bounded and never quoted
| Municipal arrears | R 0.00 – R 80 000.00 |
| Remediation | R 0.00 – R 50 000.00 |
| Levy arrears | R 0.00 – R 60 000.00 |
| 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 248 500.00 |
Cash
| On auction day | R 30 925.00 |
| Balance by 27 Aug 2026 | R 180 000.00 |
| All-in, floor to ceiling | R 235 925.00 – R 505 230.00 |
| All-in per m² at the ceiling | R 5 807.24 |
Registered against the title · 3
| Bond, Nedbank Ltd SB99/2009 | R 264 000.00 |
| Bond, Nedbank Ltd SB17365/2010 | R 104 000.00 |
| Bond, Nedbank Limited SB19994/2014 | R 62 000.00 |
Nearby sales · 8 used of 9
= Consistent with its own 1991 sale of R 115 000.00, at 4.2% a year over 34.8 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 46 Guildhall 25 Dorothy Nyembe Street | R 4 598 | R 400 000 | 87 | 0 | 2025 |
| Unit 135 Kingsford | R 4 604 | R 640 000 | 139 | 112 | 2025 |
| Unit 134 Kingsford | R 5 169 | R 610 000 | 118 | 112 | 2025 |
| Unit 76 Guildhall 25 Dorothy Nyembe Street | R 5 294 | R 270 000 | 51 | 0 | 2025 |
| Unit 77 Guildhall 25 Dorothy Nyembe Street | R 5 588 | R 285 000 | 51 | 0 | 2026 |
| Unit 50 Guildhall 25 Dorothy Nyembe Street | R 7 431 | R 379 000 | 51 | 0 | 2026 |
| Unit 19 Kingsford | R 8 000 | R 400 000 | 50 | 112 | 2025 |
| Unit 87 Kingsford | R 8 772 | R 1 000 000 | 114 | 112 | 2026 |
| Unit 10662 Durban | R 40 588 | R 51 750 000 | 1275 | 51 | 2025 |
| Unit 10654 Durban | R 58 418 | R 40 250 000 | 689 | 87 | 2025 |
| Unit 10653 Durban | R 84 916 | R 40 250 000 | 474 | 76 | 2025 |
| Unit 10652 Durban | R 108 264 | R 51 750 000 | 478 | 31 | 2025 |
| Unit 10653 Durban | R 134 067 | R 51 750 000 | 386 | 45 | 2025 |
| Unit 10654 Durban | R 141 228 | R 40 250 000 | 285 | 87 | 2025 |
| Unit 10654 Durban out | R 398 515 | R 40 250 000 | 101 | 86 | 2025 |
8 nearby sales, sold 2025 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 400 000.00 and R 763 157.89. 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 · 5
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 8 nearby sales, sold 2025 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: Strauss Daly Attorneys (0315705603). This is the practical route to an arrears figure before auction day.