When you buy property in South Africa, the purchase price is only part of what you pay. This guide explains every additional cost, who pays it, and provides the official 2024/2025 transfer duty table from SARS.
| Cost Item | Paid by Buyer | Paid by Seller | Approximate Amount |
|---|---|---|---|
| Transfer duty (SARS) | ✓ | — | See table below |
| Conveyancing (transfer) fees | ✓ | — | 0.8–1.5% of price + VAT |
| Bond registration fees | ✓ | — | 0.5–1% of bond amount + VAT |
| Bond initiation fee | ✓ | — | ~R6 037 (incl. VAT) |
| Deeds Office fees | ✓ | — | R500 – R2 000+ |
| Rates clearance certificate | — | ✓ | Arrears + municipality fee |
| Levy clearance certificate | — | ✓ | R500 – R2 000 (body corporate) |
| Compliance certificates (COC, gas) | — | ✓ | R800 – R3 000 per cert |
| Estate agent commission | — | ✓ (if agent used) | 3–7% of sale price + VAT |
Transfer duty is a government tax paid by the buyer to SARS, based on the property value. It applies to properties bought from individuals (not VAT-registered sellers).
| Property Value (R) | Transfer Duty Rate |
|---|---|
| R0 – R1 100 000 | 0% (exempt) |
| R1 100 001 – R1 512 500 | 3% of value above R1 100 000 |
| R1 512 501 – R2 117 500 | R12 375 + 6% of value above R1 512 500 |
| R2 117 501 – R2 722 500 | R48 675 + 8% of value above R2 117 500 |
| R2 722 501 – R12 100 000 | R97 075 + 11% of value above R2 722 500 |
| Over R12 100 000 | R1 128 600 + 13% of value above R12 100 000 |
Example: Buying at R1 800 000 — Transfer duty = R12 375 + 6% × (R1 800 000 − R1 512 500) = R12 375 + R17 250 = R29 625
Conveyancing fees are charged by the transferring attorney and are regulated by the Conveyancing Fee Guidelines issued by the Law Society of South Africa (updated periodically). They are based on the purchase price.
| Purchase Price (R) | Approximate Fees (excl. VAT) |
|---|---|
| R500 000 | R10 000 – R12 000 |
| R1 000 000 | R14 000 – R17 000 |
| R1 500 000 | R19 000 – R22 000 |
| R2 000 000 | R23 000 – R27 000 |
| R3 000 000 | R30 000 – R36 000 |
| R5 000 000 | R42 000 – R50 000 |
Add 15% VAT to all conveyancing fees. Amounts are indicative — get a formal quote from the attorney.
If you are taking a home loan, the bank appoints its own attorney to register the mortgage bond at the Deeds Office. You pay these fees as the buyer.
| Bond Amount (R) | Approximate Bond Registration Fees (excl. VAT) |
|---|---|
| R500 000 | R8 000 – R10 000 |
| R1 000 000 | R12 000 – R15 000 |
| R1 500 000 | R16 000 – R19 000 |
| R2 000 000 | R19 000 – R23 000 |
| R3 000 000 | R25 000 – R30 000 |
Add 15% VAT. Amounts are indicative. Bond initiation fee (~R6 037 incl. VAT) is additional and charged by the bank.
Use this table to estimate your total purchasing costs. Fill in your numbers:
| Item | Amount (R) |
|---|---|
| Purchase price | |
| Deposit (own funds) | |
| Bond amount (purchase price minus deposit) | |
| Transfer duty (use table above) | |
| Conveyancing (transfer) fees + VAT | |
| Bond registration fees + VAT | |
| Bond initiation fee | |
| Deeds Office fees | |
| TOTAL ADDITIONAL COSTS | |
| TOTAL CASH REQUIRED AT REGISTRATION |
Budget for an additional 8–12% of the purchase price to cover all transfer costs beyond the deposit.