Enter 0 if the property is paid off
Typically 5–7.5%. Commission is negotiable.
Used to estimate capital gains tax
Enter your sale details and click Calculate to see your full cost breakdown and net proceeds.
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Get a free bond quote from ooba →What Does It Cost to Sell a Property in South Africa?
Selling a property in South Africa is not cost-free. Before you receive your proceeds, several costs are deducted from the sale price. Understanding these in advance helps you plan your next move — whether you are upsizing, downsizing, or reinvesting elsewhere.
Estate Agent Commission
Agent commission is typically the biggest selling cost. The PPRA (Property Practitioners Regulatory Authority) does not prescribe a fixed commission rate — it is fully negotiable. In practice, most agencies charge between 5% and 7.5% of the sale price, plus VAT at 15%. On a R2,000,000 property at 6% commission, that is R120,000 + R18,000 VAT = R138,000. Always negotiate your commission before signing a sole mandate.
Bond Cancellation
If you have an outstanding bond, you must give your bank 90 days written notice of your intention to cancel. Failure to provide this notice may result in a penalty equivalent to 90 days' interest. The bank's bond cancellation attorney also charges a fee (approximately R3,000–R5,000 including VAT). These costs are deducted from your sale proceeds at registration.
Compliance Certificates
South African law requires certain compliance certificates before a property can be transferred. An electrical compliance certificate (CoC) is mandatory for all sales. Depending on your property, you may also need a gas installation certificate, water/plumbing certificate, electric fence certificate, and a beetle inspection certificate (for certain coastal and high-rainfall regions). Ensure your property is compliant well before transfer — last-minute repairs can be expensive.
Rates Clearance Certificate
Your local municipality must issue a rates clearance certificate confirming that all rates, taxes, and service charges are paid up to the date of transfer (typically 3–6 months ahead). The conveyancing attorney arranges this, and any arrears or advance payments must be settled by the seller. This is not usually a significant cost for homeowners who are up to date with their municipal rates.
Capital Gains Tax
For primary residences, the first R2,000,000 of any capital gain is excluded, and there is an additional R40,000 annual exclusion — meaning most homeowners pay no CGT on their home. For investment properties, CGT is levied at a 40% inclusion rate for individuals. Use our Capital Gains Tax Calculator for a more detailed estimate.
Frequently Asked Questions
Typical costs include estate agent commission (5–7.5% + VAT), bond cancellation fees (~R4,500), compliance certificates (R3,000–R10,000), and possibly capital gains tax. Together these can amount to 8–12% of the sale price depending on your circumstances.
Commission is fully negotiable — there is no fixed rate. Most agencies charge 5–7.5% of the sale price plus VAT. Always negotiate before signing a mandate and confirm whether the rate is inclusive or exclusive of VAT.
When your bond is settled on sale, the bank charges a cancellation fee (R3,000–R5,000 + VAT). You must also give 90 days notice of cancellation — otherwise a penalty equal to 90 days' interest may apply. Your conveyancing attorney manages this process.
An electrical compliance certificate is mandatory. You may also need gas, plumbing/water, electric fence, and beetle certificates depending on your property type and location. Costs range from R500 to R3,000 per certificate.
For your primary residence, the first R2,000,000 of any capital gain is exempt. Most homeowners pay little or no CGT. For investment properties, CGT applies at a 40% inclusion rate for individuals, then taxed at your marginal rate. See our Capital Gains Tax Calculator for a detailed estimate.