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What will happen in Durban’s real estate market? Will prices go up or down? Is Durban still a hotspot for foreign investors? How is South Africa’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in Durban, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
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1) Foreign buyers will boost competition and drive up prices in specific neighborhoods
Foreign buyers are snapping up properties in Durban, especially in 2023 and 2024.
These buyers, often from places like Germany and Dubai, are willing to pay more, with foreign buyers paying about 50% more than locals, according to Lightstone. This trend is particularly noticeable in neighborhoods like uMhlanga and Durban North, where the demand is pushing prices up.
Durban's appeal isn't just about the properties; it's also about the city's growth. Foreign direct investment in Durban has reached R15.2 billion from 2019 to 2024, making the city more attractive. This economic boost makes certain areas more desirable, leading to higher property values.
Local real estate agents are buzzing about the increased interest from international buyers. This surge in demand is creating a competitive market, especially in hotspots like uMhlanga and Durban North, where competition is fierce and prices are climbing.
As more foreign buyers enter the market, they bring with them a willingness to pay top dollar, which naturally leads to increased competition and higher prices in these sought-after neighborhoods.
Sources: Lightstone, Everything Property, Economy Edge Durban
2) New zoning rules will boost mixed-use developments in Durban
Durban is buzzing with changes, especially in its zoning laws, to boost mixed-use developments.
Take the Durban Point Waterfront Development, a massive R35-billion investment that's transforming the city. This project is a mix of upmarket residential and commercial spaces, a retail mall, a hotel, and leisure facilities, all aimed at breathing new life into the inner-city. It's part of the eThekwini Municipality’s big plan for urban regeneration through mixed-use development.
There's also a noticeable uptick in applications for these kinds of projects. The Glengarry Development, for example, is a proposed precinct that plans to offer over 2,000 housing opportunities, along with business and institutional spaces. It's designed to fit seamlessly with existing infrastructure and tackle traffic issues, showing a clear trend towards spaces that blend living, working, and institutional uses.
The demand for residential and commercial spaces close together is on the rise, as seen with the Durban Point Waterfront Development. This project alone is expected to create thousands of permanent and construction jobs, sparking new investment in the area. The government is backing these mixed-use projects with economic incentives, like the Economic Development Incentive Policy 2022/23, to tackle inner-city challenges and boost job creation and economic growth.
These new zoning regulations are set to encourage more mixed-use developments in Durban, making it a hotspot for investors and homebuyers alike. The city's strategic focus on mixed-use spaces is not just about urban regeneration but also about creating vibrant communities where people can live, work, and play.
With these developments, Durban is positioning itself as a forward-thinking city, ready to meet the needs of its growing population and dynamic economy. The mix of residential, commercial, and leisure spaces is designed to offer a balanced lifestyle, attracting more people to the city.
Sources: Global African Network, Vredekloof
We have made this infographic to give you a quick and clear snapshot of the property market in South Africa. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
3) Building codes will become stricter to enhance resilience against climate change impacts
Durban has been grappling with increasingly severe climate-related events in recent years.
Back in 2023, the region was hit hard by floods in KwaZulu-Natal, which tragically led to over 45 deaths and caused $2 billion in damages to infrastructure and businesses. These events have highlighted the urgent need for the area to boost its resilience.
Sea levels around Durban have been steadily rising, with a 2.7 mm increase each year. This rise threatens coastal properties and infrastructure, making it essential to update building codes to protect against future impacts. The Durban Climate Action Plan is pushing for climate resilience and aims for carbon neutrality by 2050, emphasizing the need to strengthen vulnerable communities.
Experts predict that climate change will continue to bring more rainfall and frequent extreme weather to Durban. This scientific consensus underscores the need for stricter building codes. Cities like New York and Miami have already adopted tough building codes to tackle similar issues, offering a blueprint for Durban to follow.
Sources: Climate Action Plan, Prevention Web, Scielo
4) Property prices in flood-prone areas will drop as climate change worries increase
Durban has been hit hard by severe flooding in recent years, especially in 2023 and 2024.
These floods have not only caused damage and loss of life but also highlighted the growing risks tied to climate change. Historical data indicates that flooding frequency in Durban has likely doubled over the last century, which is bad news for property values in these areas.
As flooding becomes more common, properties in flood-prone zones are losing their appeal and value. Insurance companies are reacting by hiking premiums or denying coverage for these high-risk areas, making ownership more costly and less appealing.
Potential buyers are becoming more aware of the financial risks, thanks to government reports and media coverage. This awareness is causing slower sales and longer market times for properties in flood-prone areas.
With climate change concerns growing, properties in these risky zones are expected to see a decline in prices. The increased cost of insurance and the potential for damage make these properties less attractive.
As a result, the market for these properties is cooling off, with fewer buyers willing to take the risk. This trend is likely to continue as climate change remains a pressing issue.
Sources: Brighton University, ReliefWeb, Smart Water Magazine
5) Interest in Durban's eco-friendly properties will grow as sustainability gains global importance
Global demand for sustainable real estate is booming, reshaping markets everywhere.
Durban is stepping up with eco-friendly initiatives like the Durban Metropolitan Open Space System (D’MOSS) and the Transformative Riverine Management Programme (TRMP), making the city greener and more resilient. Developments such as Vivant Monteith and Oasis Sibaya are catching eyes for their sustainable designs.
Foreign buyers are increasingly eyeing South African properties, especially in the Western Cape and Gauteng. In 2023, the Western Cape saw a remarkable increase in foreign property purchases, outpacing the combined totals of 2021 and 2022. This surge is fueled by international investors' preference for eco-friendly homes and the allure of South Africa’s lifestyle and climate.
As sustainability becomes a global priority, Durban's eco-friendly developments are likely to attract more foreign interest. The city's commitment to green projects aligns with the growing trend of sustainable living, making it a hotspot for environmentally conscious investors.
Durban's efforts in promoting sustainability are not just about preserving nature but also about enhancing the quality of life for its residents. The city's green spaces and innovative projects are setting a benchmark for urban development, drawing attention from around the world.
With the global focus on reducing carbon footprints, Durban's sustainable real estate market is poised for growth. The city's initiatives are not only beneficial for the environment but also add value to properties, making them attractive to foreign buyers.
Sources: Rentastic, PayProp, World Economic Forum
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6) Virtual reality tours will become popular for property viewings, especially among international buyers
Virtual reality tours are becoming a game-changer for property viewings, especially for international buyers.
In recent years, the real estate industry has seen a surge in the use of VR technology. By 2025, the global market value of VR in real estate is expected to hit $2.6 billion, showing how much this tech is being embraced. Listings with virtual tours are getting 87% more views, and potential buyers are spending 5-10 times longer on these sites compared to those without VR tours.
Take Durban, for example, where real estate agencies are jumping on the VR bandwagon. Companies like Virtual Reality Durban are leading the charge, offering innovative virtual tour solutions. This move is paying off, as 83% of businesses in the area claim they've secured more listings thanks to virtual tours.
The rise in demand for remote property viewings is partly due to international travel restrictions. VR technology has become essential, allowing buyers to tour properties and chat with agents without leaving their homes. This is particularly appealing to younger buyers, aged 18 to 34, who are 130% more likely to book a showing if a virtual tour is available.
Virtual reality tours are not just a trend; they're reshaping how properties are bought and sold. They break down geographical barriers and make scheduling easier, offering a seamless experience for both buyers and sellers. This tech-savvy approach is especially beneficial for international buyers who can't easily visit properties in person.
As VR technology continues to evolve, it's clear that virtual tours will become a staple in the real estate market. They offer a unique, immersive experience that traditional methods simply can't match, making them an invaluable tool for anyone looking to buy property from afar.
Sources: PhotoUp, Virtual Realities, EZ Real Estate Tools, LLC Buddy, Virtual Reality Durban
7) Better public transport will make previously hard-to-reach areas more appealing to buyers
Improved public transport links can make previously hard-to-reach areas much more appealing to property buyers.
Take the Bridge City Development in Durban, for example. It's set to attract R10 billion in investments, thanks to a massive R20 billion public transport upgrade. This upgrade includes the Integrated Rapid Public Transport Network (IRPTN) based on the Bus Rapid Transport (BRT) system. Such developments boost accessibility and connectivity, making these areas more attractive to buyers.
There's a growing demand for properties near new public transport routes. The IRPTN project is a great example, connecting 600,000 commuters across the city. By linking different parts of the city with three BRT routes and a rail corridor, it turns previously less accessible areas into hot spots for potential buyers. This shift in demand shows how improved transport links can reshape real estate markets.
Surveys show that buyers consistently prefer properties with good transport access. This trend is backed by new technologies and inclusive mobility initiatives, highlighting the importance of accessible transportation. As a result, areas with better public transport become more desirable, matching buyer preferences for convenience and connectivity.
In cities like Durban, these transport upgrades are not just about moving people; they're about transforming neighborhoods. Improved public transport can lead to a surge in property values, as more people look to live in areas that offer easy commutes and better connectivity.
For potential buyers, this means keeping an eye on areas slated for transport improvements. These areas are likely to see a rise in property values, making them smart investment choices.
Sources: Portfolio Property, Exploding Topics, The Africa Logistics
8) Property values in beachfront areas will be affected by coastal erosion initiatives
In beachfront areas like Durban, coastal erosion initiatives are vital for maintaining property values.
Back in 2007, KwaZulu-Natal experienced severe coastal erosion that caused over a billion rand in property damage, showing just how much erosion can hit property values. Fast forward to today, and ongoing erosion is still a big deal. It's not just nature at work; reduced sediment supply and poor coastal development choices are making things worse, shrinking available land and hiking up maintenance costs.
To tackle this, the eThekwini Municipal Coastal Management Programme kicked off in 2019. This program is all about managing the coastal zone effectively, with strategies to curb erosion and keep property values steady. It's a proactive approach to a problem that isn't going away on its own.
On top of that, the Oceanographic Research Institute and the Environmental Development Trust are on the case. They've set up monitoring programs to keep an eye on erosion rates. This isn't just about numbers; it's about understanding the seasonal and long-term effects of erosion, which is crucial for anyone looking to invest in beachfront property.
These efforts are more than just academic exercises. They provide the data needed to understand and mitigate the risks of coastal erosion, which in turn directly impacts property values. If you're thinking about buying property in these areas, knowing about these initiatives can give you a clearer picture of what you're getting into.
Sources: Coast KZN, FAO Legal Office, Coast KZN
We made this infographic to show you how property prices in South Africa compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
9) Property values in Durban North will rise steadily because of its family-friendly amenities and schools
Durban North is seeing a steady rise in property values thanks to its family-friendly vibe and top-notch schools.
Homes here are in high demand, often selling in just 20 to 30 days and fetching close to their asking prices. This quick turnover shows a competitive market where buyers are eager to settle down. Families are particularly drawn to the area, not just for the homes but for the excellent educational opportunities.
Schools like Northwood School and Danville Park Girls’ High School are a big hit with parents. Danville Park, for instance, has boasted a 100% pass rate for 30 years, making it a magnet for families prioritizing education. The steady enrollment at Durban North Primary School further highlights the area's appeal to those with school-aged children.
Adding to the charm, new developments are popping up, enhancing the area's allure. The upcoming Oceans Hotel apartments promise luxury living, attracting both investors and families. These projects are more than just buildings; they signal a commitment to boosting the quality of life, which naturally supports the upward trend in property values.
Durban North's blend of quality schools and new amenities makes it a hot spot for families and investors alike. The area's ongoing development and investment are clear indicators of its potential for growth. With such a strong foundation, it's no wonder property values are on the rise.
Sources: Pam Golding Properties, Durban North Primary School, School Hive
10) Older property values in Berea will drop as new developments take the spotlight
In 2023 and 2024, Berea experienced a surge in new property developments, drawing in a steady stream of buyers.
These fresh developments, like the Vivant Monteith in Durban North, started to shape what buyers wanted and how much properties were worth in Berea. The buzz around modern amenities and features in these new homes became a big deal. The rental market in Greater Durban, fueled by the appeal of a coastal lifestyle and new projects, really highlighted this change.
As a result, older properties began to lose their competitive edge. Reports from that time showed a clear shift in buyer preferences towards newer properties. For instance, Lightstone data pointed out significant capital appreciation in these new developments, showing they were pulling in more investment and overshadowing older ones in terms of value.
In Berea, the demand for modern living spaces with the latest features became a significant trend. This shift was evident in the rental market, where the allure of a coastal lifestyle and development projects in Greater Durban played a crucial role. As a result, older properties began to lose their competitive edge.
Statistical reports from that period showed a clear shift in buyer preferences towards newer properties. For example, Lightstone data revealed significant capital appreciation in newer developments, indicating that these properties were attracting more investment and overshadowing older ones in terms of value.
In Berea, the demand for modern living spaces with the latest features became a significant trend. This shift was evident in the rental market, where the allure of a coastal lifestyle and development projects in Greater Durban played a crucial role. As a result, older properties began to lose their competitive edge.
Sources: Private Property, Everything Property, Maxprop
11) Young families will keep moving to Morningside for its parks and community lifestyle
Morningside is a top choice for young families, thanks to its beautiful parks and community-focused lifestyle.
Mitchell Park is a standout attraction, offering family-friendly activities like picnics, braai facilities, and a mini zoo. This creates a lively atmosphere that families adore. The park is a hub for weekend gatherings, where parents can relax while kids explore and play.
Schools in Morningside, such as Curro Heritage House High School and Morningside Primary School, are seeing rising enrollment numbers. This trend reflects the influx of families drawn by small class sizes and dedicated teachers. The local government's investment in parks and recreational facilities further boosts the area's appeal.
Real estate trends show a clear preference for neighborhoods with strong community ties, and Morningside fits the bill perfectly. The demand for family-sized homes is a testament to its desirability. Residents often highlight the area's parks, schools, and community events as major reasons for their choice.
Current residents frequently praise Morningside for its vibrant community events and the sense of belonging they feel. The neighborhood's charm lies in its ability to offer both a peaceful environment and a lively community spirit.
Sources: Seeff, Curro Heritage House High School, Wikipedia, Morningside Primary School
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12) Property prices in Durban's outer suburbs will rise more slowly than in the city center
Property prices in Durban's city center are rising faster than those in the outer suburbs.
People are flocking to urban areas for better job opportunities and amenities, making city centers like Durban's more desirable. As South Africa's second-largest economic hub, Durban attracts many who want to be close to the action.
In recent years, urban densification has been on the rise in Durban, especially in its central and northern parts. These areas are bustling with activity and house a large chunk of the city's population, drawing even more people in.
Infrastructure improvements are a big draw too. While specific plans for Durban weren't mentioned, urban renewal projects and better transportation often make city centers more appealing for both living and investing.
City centers usually offer higher rental yields than outer suburbs, thanks to the strong demand for housing. This trend is common in many cities, and Durban is no exception, even if exact figures aren't available.
Sources: Property24, World Population Review, Global Future Cities
13) The Point Waterfront will attract mixed-use projects combining homes and businesses
The Point Waterfront in Durban is on track to become a top spot for mixed-use developments.
There's a massive R35-billion investment pouring into the area, bringing in upscale residential and commercial spaces, a retail mall, a hotel, and leisure facilities. Key infrastructure like the Point Promenade and the MSC Passenger Cruise Terminal are already up and running, making the area even more attractive.
Property values here are expected to rise by 10% annually, outpacing the central business district. This is thanks to new luxury hotels, museums, and an exhibition center that are set to draw tourists and boost the local economy. The eThekwini Municipality has given the green light to the Point Precinct Framework Plan, which supports 750,000 m² of mixed-use development, further fueling growth.
Durban is seeing a tourism boom, with about 1.2 million tourists visiting in April 2023, kicking off the high season. This surge, along with a projected 17% increase in business travel arrivals by 2025, highlights the growing demand for both residential and commercial spaces in the area.
Locals and investors are buzzing about the potential here. The blend of residential and commercial spaces is not just a trend; it's a smart move to cater to the increasing number of tourists and business travelers. The area is becoming a vibrant hub, offering a mix of living, working, and leisure opportunities.
With all these developments, The Point Waterfront is not just a place to live or work; it's becoming a lifestyle destination. The strategic location, coupled with the ongoing investments, makes it a prime spot for anyone looking to be part of Durban's exciting future.
Sources: Global African Network, Euronews, World Bank, BCD Travel
14) Demand for energy-efficient homes will grow as more consumers focus on sustainability
In recent years, homebuyers have increasingly favored properties with energy-efficient features.
By 2023 and 2024, around 90% of buyers were keen on homes that cut energy costs. This wasn't just a local trend; it was part of a global shift towards sustainable living.
In South Africa, interest in green building certifications surged, with over two million square meters of new certified buildings. This likely impacted Durban's housing market, as more people recognized the perks of energy-efficient homes, like reduced carbon emissions and better indoor air quality.
Globally rising energy costs have made energy-saving features even more appealing. In Durban, the availability of energy-efficient appliances and technologies has made it easier for buyers to find homes that match their sustainability goals.
Durban's real estate market is seeing a shift, with more properties boasting eco-friendly features to meet the demand of conscious consumers.
As energy prices climb, the appeal of homes with energy-efficient designs continues to grow, aligning with the values of today's buyers.
Sources: Today's Homeowner, Trade.gov, GreenMatch
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of South Africa. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
15) Luxury apartment developments in Umhlanga will increase, drawing in high-net-worth individuals
Umhlanga is booming with luxury apartment developments, drawing in high-net-worth individuals.
Since 2016, property prices in Umhlanga have surged, reflecting its status as a premium location. This rise is a beacon for investors and affluent buyers who are captivated by the area's charm.
Umhlanga's appeal lies in its unique mix of natural beauty and luxury living. Its strategic location and rapid development make it a top choice for those seeking upscale residences. Projects like Pearls Shore and Oceans uMhlanga, with their luxury apartments and amenities, are prime examples of ongoing investment.
International investors are flocking to Durban's real estate market, especially in Umhlanga, drawn by direct beach access and world-class facilities in developments like Pearls of Umhlanga. Government infrastructure projects are also boosting accessibility, enhancing Umhlanga's attractiveness.
These developments are not just about luxury; they offer a lifestyle that combines convenience with elegance. The area's transformation into a premier destination is evident in the high-end projects that continue to emerge.
With its blend of natural allure and modern amenities, Umhlanga is set to remain a magnet for affluent individuals seeking a luxurious lifestyle.
Sources: Pearls of Umhlanga, Estate Living
16) Glenwood will attract young professionals because it's close to schools and has a lively culture
Glenwood is quickly becoming a hotspot for young professionals.
One big reason is its closeness to educational institutions like the University of KwaZulu-Natal, which is seeing more students enroll every year. This surge in students and academics is creating a high demand for housing, making Glenwood a prime spot to live and work.
Glenwood's vibrant cultural scene is another major attraction. The area is buzzing with new cafes, restaurants, and cultural events, forming a lively community. According to the GenNext Youth Behaviour Report 2023, young professionals love living near cultural hubs, which fits perfectly with Glenwood's growing appeal.
Getting around is also easier now, thanks to improved public transportation. The Go Durban plan is set to boost public transit in the city, making Glenwood even more accessible. This is great news for young professionals who need to commute to work or school.
Plus, Glenwood is home to coworking spaces and startup incubators, offering young professionals a chance to work and innovate in a dynamic environment. This makes it an ideal place for those looking to kickstart their careers.
With all these factors, it's no wonder Glenwood is becoming a top choice for young professionals seeking a vibrant and convenient place to live.
Sources: GenNext Youth Behaviour Report 2023, Go Durban transit transformation plan
17) Demand for eco-friendly homes in The Bluff will grow as environmental awareness increases
In The Bluff, Durban, there's a noticeable shift towards eco-friendly homes as environmental awareness grows.
People are increasingly conscious of their environmental impact, and this is changing the housing market. In Cape Town, for instance, homebuyers are actively looking for properties with sustainable features. This trend is expected to reach The Bluff as more individuals seek to reduce their carbon footprint.
The National Association of REALTORS 2024 Sustainability Report shows that nearly half of the respondents have noticed a growing interest in sustainability among clients. This indicates a broader societal shift towards eco-conscious living, which is likely to influence The Bluff's housing market.
Eco-friendly features are becoming more common in property listings, thanks to the integration of green data fields. This change makes it easier for buyers to find homes that match their values, boosting demand for sustainable options in The Bluff.
As more people prioritize sustainability, The Bluff is poised to see a rise in demand for homes with eco-friendly features. This aligns with the broader trend of sustainable living gaining momentum across the country.
Sources: DG Properties, National Association of REALTORS
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18) More retirees will move to Westville for its peaceful setting and healthcare services
Westville is quickly becoming a favorite spot for retirees due to its peaceful environment and excellent healthcare facilities.
Imagine waking up to the sound of birds instead of traffic; that's the kind of tranquility Westville offers. Many retirees are drawn to its serene setting, perfect for those who want to enjoy a quieter lifestyle away from the hustle and bustle.
Healthcare is another big reason retirees are flocking to Westville. The area has seen a boost in healthcare services, making it a top choice for older adults. The Community Health Network is even planning a new healthcare campus nearby, which will offer everything from an ambulatory surgery center to a six-story patient tower.
Safety is a top priority for retirees, and Westville delivers. The area boasts lower crime rates compared to other parts of Durban, providing peace of mind for those who choose to settle here. It's a community where you can feel secure and at ease.
With its combination of tranquility, healthcare, and safety, Westville is an ideal place for retirees to enjoy their golden years. The community offers a lifestyle that many find appealing, making it a top choice for those looking to relocate.
Whether it's the peaceful mornings or the top-notch healthcare, Westville has something special for retirees. It's no wonder more and more people are considering it as their next home.
Sources: Property24, Community Health Network Expansion
19) More foreign investors will focus on Durban's luxury beachfront properties
Foreign buyers are increasingly eyeing Durban's luxury beachfront properties for investment.
Globally, the demand for luxury real estate is on the rise, with sales of luxury single-family homes jumping by 7.2% in 2024. This trend is mirrored in Durban, where the allure of high-end properties is growing. The favorable exchange rates make these luxury properties more affordable for international buyers, allowing them to snag high-value assets at competitive prices.
Durban's charm as a tourist hotspot is another draw. In 2023, Durban Tourism estimated 1.2 million visitors, highlighting a robust market for holiday rentals. This is a golden opportunity for investors seeking rental income. The city's reputation as a tourist destination is only getting stronger, making it an attractive option for those looking to invest in rental properties.
Local infrastructure and amenities are on the upswing, which is expected to boost property values. This makes beachfront properties a smart investment, as they are likely to appreciate over time. The buzz around Durban's luxury beachfront properties is growing, with media coverage spotlighting them as prime investment opportunities.
Both local and foreign investors are taking notice of the positive trends in South Africa's property market, especially in Durban. The city's luxury beachfront properties are increasingly seen as a wise investment choice, drawing attention from around the globe.
With all these factors in play, it's no wonder that Durban's luxury beachfront properties are catching the eye of savvy investors looking to capitalize on the city's growing appeal.
Sources: Luxury Roundtable, Everything Property, Rentastic
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.