Property report · census 3 Aug 2026
425217 · 2 Bedroom Apartment with Balcony
Manaba Beach, Unit 20 La Luce - 71 Queens Street
The auction
The money ladder · bid basis: reserve
| Bid band (reserve) | R 350 000 – R 385 000 |
| All-in ceiling | R 676 871 |
| Walk-away price | R 357 419 |
| Market value | R 648 180 |
Firm cost at the bid floor · R 391 962
| Bid price | R 350 000 |
| Sheriff's commission, incl VAT | R 16 962 |
| Transfer duty | R 0 |
| Conveyancing | R 25 000 |
| Firm cost per m² | R 4 900 |
Provisions, floor to ceiling · R 4 500 – R 248 500
Evaluation states
Registered transfers nearby · 15 within 89 m
Each dot is a registered transfer: nearer is left, dearer is up.
Apartments in this suburb · average sale price by year
Suburb context only — it corroborates a value and never produces one.
Provenance
| Oldest bond registered | 2021 |
| The firm's live book | 7 sales in this census |
Warnings · 3
- conveyancing_bands
- commission scale not recited in the notice - configured fallback used
- VAT status is not recited, and notices do not state it: modelled as a transfer-duty sale at R0. Were the execution debtor a registered VAT vendor, VAT on the same bid would be R52500 in its place.
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. Assumptions version 3. Modelled from the census of 3 Aug 2026; nothing here is a valuation of a property nobody has inspected.