2 Bedroom Apartment with Balcony
425217 · Port Shepstone · Manaba Beach · 2 bed · sectional · auction 3 Aug 2026
Walk away above R 357 418.90 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 350 000.00 |
| Sheriff's commission | R 14 750.00 |
| Commission VAT rate unconfirmed, as at 2018-04-01 | R 2 212.50 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 391 962.50 |
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 51 962.50 |
| Balance by 24 Aug 2026 | R 315 000.00 |
| All-in, floor to ceiling | R 391 962.50 – R 676 871.25 |
| All-in per m² at the ceiling | R 8 460.89 |
Registered against the title · 2
| Bond, Proprietary Limited SB22233/2021 | R 729 000.00 |
| Interdict I-497/2025AT | — |
Nearby sales · 8 used of 10
= Consistent with its own 2021 sale of R 810 000.00, at -4.4% a year over 4.9 years.
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 10 La Cote D'azur | R 11 | R 2 000 | 183 | 89 | 2025 |
| Unit 41 La Cote D'azur | R 12 | R 2 000 | 169 | 89 | 2026 |
| Unit 27 La Cote D'azur out | R 15 | R 2 000 | 136 | 89 | 2026 |
| Unit 10 La Cote D'azur | R 57 | R 10 500 | 183 | 89 | 2026 |
| Unit 26 La Cote D'azur out | R 110 | R 15 000 | 136 | 89 | 2018 |
| Unit 11 Chamonix 3 Manaba Beach Road | R 5 558 | R 1 400 705 | 252 | 58 | 2026 |
| Unit 15 Chamonix 3 Manaba Beach Road | R 6 706 | R 1 690 000 | 252 | 58 | 2026 |
| Unit 12 La Luce 71 Queen Street | R 6 915 | R 650 000 | 94 | 0 | 2025 |
| Unit 4 Esmezee 9 Manaba Beach Road | R 7 522 | R 850 000 | 113 | 76 | 2026 |
| Unit 16 La Luce 71 Queen Street | R 7 692 | R 700 000 | 91 | 0 | 2025 |
| Unit 24 La Cote D'azur | R 7 934 | R 1 079 000 | 136 | 89 | 2025 |
| Unit 4 Kommaweer 7 Manaba Beach Road | R 8 271 | R 1 100 000 | 133 | 42 | 2025 |
| Unit 2 Kommaweer 7 Manaba Beach Road | R 8 647 | R 1 150 000 | 133 | 42 | 2025 |
| Unit 24 La Luce 71 Queen Street | R 9 459 | R 700 000 | 74 | 0 | 2026 |
| Unit 6 Kommaweer 7 Manaba Beach Road | R 9 627 | R 1 290 000 | 134 | 42 | 2026 |
8 nearby sales, sold 2025 to 2026; 2 excluded as outliers. The 2 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 553 191.49 and R 770 149.25. 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
| At | 17A MGAZI AVENUE, UMTENTWENI |
| Case number | 16149/2303 |
| 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 8 nearby sales, sold 2025 to 2026; 2 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.