2 Bedroom Sectional Title Apartment with Balcony
425204 · Port Shepstone · Uvongo · 2 bed · 115 m² · sectional · auction 3 Aug 2026
Auction details
| Auction date | 3 Aug 2026 |
| Auction venue | 17A MGAZI AVENUE, UMTENTWENI |
| Held by | Sheriff Port Shepstone |
Value indicators
| Last sold price | R 725 000.00 |
| Sale date | 2021/10/22 |
Walk away above R 674 433.57 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 500 000.00 |
| Sheriff's commission | R 18 000.00 |
| Commission VAT rate unconfirmed, as at 2025-05-01 | R 2 700.00 |
| Transfer duty | R 0.00 |
| Conveyancing and transfer placeholder tariff, nobody has confirmed it | R 25 000.00 |
| Firm cost | R 545 700.00 |
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 70 700.00 |
| Balance by 24 Aug 2026 | R 450 000.00 |
| All-in, floor to ceiling | R 545 700.00 – R 860 062.50 |
| All-in per m² at the ceiling | R 7 478.80 |
Registered against the title · 3
| Bond, Proprietary Limited SB5985/2022 | R 725 000.00 |
| Interdict I-530/2024AT | — |
| Interdict I-284/2026AT | — |
Nearby sales · 10 used of 15
= Consistent with its own 2021 sale of R 725 000.00, at 6.7% a year over 4.8 years.
Selected sale Unit 1882 Uvongo · R 753/m² · R 1 400 000 · 1858m² · 101m away · sold 2024 · context only
Used by model Context only Excluded outlier
All 15 nearby sales exact records
| Erf | Per m² | Price | Size | Away | Sold |
|---|---|---|---|---|---|
| Unit 1881 Uvongo | R 700 | R 1 300 000 | 1858 | 125 | 2025 |
| Unit 1882 Uvongo | R 753 | R 1 400 000 | 1858 | 101 | 2024 |
| Unit 910 Uvongo Ext 1 | R 842 | R 1 250 000 | 1485 | 221 | 2026 |
| Unit 13 Lle Tonmawr 26 Collison Road out | R 5 139 | R 740 000 | 144 | 235 | 2025 |
| Unit 8 Q Gardens 19 Collison Road out | R 5 779 | R 1 150 000 | 199 | 178 | 2024 |
| Unit 6 Dolphin View Bay 50 Queen Street | R 7 849 | R 1 350 000 | 172 | 202 | 2025 |
| Unit 11 Bonamonic 44 Queen Street | R 7 929 | R 555 000 | 70 | 221 | 2025 |
| Unit 15 Q Gardens 19 Collison Road | R 8 209 | R 1 650 000 | 201 | 178 | 2026 |
| Unit 2 Bellisle 20 Varley Street | R 8 224 | R 1 250 000 | 152 | 241 | 2026 |
| Unit 19 Q Gardens 19 Collison Road | R 8 505 | R 1 650 000 | 194 | 178 | 2025 |
| Unit 5 Dolphin View Bay 50 Queen Street | R 8 654 | R 1 350 000 | 156 | 202 | 2025 |
| Unit 9 Triger Gardens 56 Queen Street | R 8 710 | R 810 000 | 93 | 228 | 2026 |
| Unit 10 Bonamonic 44 Queen Street | R 8 714 | R 610 000 | 70 | 221 | 2025 |
| Unit 11 Bonamonic 44 Queen Street | R 9 000 | R 630 000 | 70 | 221 | 2025 |
| Unit 5 Ilala Palms 46 Queen Street | R 9 346 | R 1 000 000 | 107 | 210 | 2025 |
10 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 902 616.28 and R 1 074 766.36. 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 · 8
| Evidence read | 2026-07-31 |
Flags · 3
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 10 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.