Seller's Net Proceeds & CGT Calculator
Estimate your take-home cash, 3x municipal & levy clearance figures, bond notice penalties, compliance certificates, and 2026/2027 SARS Capital Gains Tax.
Seller Net Proceeds & CGT Estimate for Selling Price: R 2 000 000
Generated on: 09 Nov 2026 via www.propertytransfercosts.com
Generated on: 09 Nov 2026 via www.propertytransfercosts.com
SARS Capital Gains Tax Breakdown (2026/2027)
Total Base Cost
R 0
Gross Capital Gain
R 0
SARS Exclusions
R 0
Taxable Gain Included
R 0
Estimated CGT Payable
R 0
Estimated Deductions
| Description | Amount |
|---|---|
| Agent Commission (Incl. 15% VAT) | R 0 |
|
Bond Cancellation Attorney Fee
Conveyancing fee paid to the bank's cancellation attorney to cancel your existing mortgage bond(s) at the Deeds Office, even if the balance is R0.
No bond registered
|
R 0 |
|
Compliance Certificates (CoCs)
Inspection fees (and optional remedial repairs) for statutory compliance certificates required prior to transfer.
Electrical, Cape Town Water/Plumbing, Beetle
|
R 4 100 |
|
Rates Clearance Advance (~3x Monthly Bill)
Municipalities require roughly 3 months of rates, water, electricity, and refuse paid in advance before issuing a Section 118 clearance certificate. Unused credit is refunded after transfer.
3 months x R 2 000/pm
|
R 6 000 |
| Outstanding Bond Settlement | R 0 |
2026/2027 Quick-Reference Property Transfer Costs Table
Use the reference table below to compare SARS Transfer Duty, Conveyancing Attorney fees (including 15% VAT), Deeds Office fees, and total buyer costs across standard South African property brackets. Click any property value to load its interactive breakdown.
| Property Value | Transfer Duty | Conveyancing Fee | Total Transfer Costs (Cash) | Grand Total (With 100% Bond) |
|---|---|---|---|---|
| R 1 000 000 | R 0 | R 30 216 | R 35 454 | R 75 726 |
| R 1 210 000 | R 0 | R 35 092 | R 40 522 | R 85 862 |
| R 1 500 000 | R 8 700 | R 37 530 | R 51 660 | R 99 438 |
| R 2 000 000 | R 33 786 | R 42 406 | R 81 622 | R 134 276 |
| R 2 500 000 | R 67 200 | R 49 720 | R 123 020 | R 183 658 |
| R 3 000 000 | R 107 356 | R 54 596 | R 168 052 | R 233 566 |
| R 4 000 000 | R 217 356 | R 66 786 | R 290 242 | R 367 946 |
| R 5 000 000 | R 327 356 | R 78 976 | R 412 946 | R 503 354 |
| R 7 500 000 | R 602 356 | R 97 399 | R 706 927 | R 816 316 |
| R 10 000 000 | R 877 356 | R 109 681 | R 994 797 | R 1 117 056 |
Official SARS Transfer Duty Rates (Effective 1 April 2026)
SARS Transfer Duty is levied on a progressive sliding scale under the Transfer Duty Act (No. 40 of 1949) and applies equally to natural persons, companies, and trusts:
| Property Value Bracket (ZAR) | Marginal Rate & Base Transfer Duty |
|---|---|
| R 0 - R 1 210 000 | 0% (Exempt from Transfer Duty) |
| R 1 210 001 - R 1 663 800 | 3% on the value above R 1 210 000 |
| R 1 663 801 - R 2 329 300 | R 13 614 + 6% on the value above R 1 663 800 |
| R 2 329 301 - R 2 994 800 | R 53 544 + 8% on the value above R 2 329 300 |
| R 2 994 801 - R 13 310 000 | R 106 784 + 11% on the value above R 2 994 800 |
| Above R 13 310 000 | R 1 241 456 + 13% on the value above R 13 310 000 |
Specialised Property Transfer & Tax Calculators
Select a specialised calculator below to view tailored SARS exemptions, endorsement fees, and net proceeds calculations:
</> Embed This Calculator on Your Estate Agency or Property Website
Estate agents, bond originators, and property bloggers can embed a clean version of this 2026/2027 South African Transfer & CGT Calculator free of charge by copying the snippet below:
Frequently Asked Questions
Who pays the property transfer costs in South Africa?
The buyer is responsible for paying the property transfer costs, including the transfer duty to SARS and the conveyancing attorney fees. However, by custom and law in South Africa, the seller nominates the transferring attorney unless otherwise negotiated in the Offer to Purchase.
How much does a municipal rates clearance or levy clearance certificate cost?
To obtain a municipal rates clearance certificate (Section 118) or a sectional title / HOA levy clearance certificate, the municipality and body corporate typically require the seller to pay roughly 3 months' worth of monthly bills in advance. Once the property has transferred at the Deeds Office, any unused pro-rata credit is refunded to the seller.
How much are bond cancellation costs if no 90-day notice is given?
In addition to the bond cancellation attorney fee (roughly R5,500 for a first bond), banks charge an early termination penalty under Section 125 of the National Credit Act equal to roughly 3 months' worth of interest payments on your outstanding bond balance if 0 days notice is given. If you give partial written notice (e.g., 30 or 60 days), the penalty reduces pro-rata for the remaining days of the 90-day notice period. Even if your home loan is paid off (R0 balance), you must still pay the bond cancellation attorney fee if the bond remains registered on your Title Deed.
What is SARS Section 35A withholding tax for non-resident property sellers?
When a non-resident (foreign) seller disposes of South African immovable property for more than R2 million, Section 35A of the Income Tax Act requires the buyer or conveyancer to withhold 7.5% (if the seller is a natural person), 10% (foreign company), or 15% (foreign trust) of the gross selling price and pay it to SARS as an advance credit towards the seller's Capital Gains Tax liability. A non-resident seller can apply to SARS for a directive to reduce the withholding amount if their actual assessed CGT is lower.
Must a plumbing certificate be obtained when selling property in Cape Town?
Yes. Under Section 14(1) of the City of Cape Town Water By-law, a seller must obtain a Certificate of Compliance of Water Installation from a City-registered plumber before the transfer of any property within the City of Cape Town municipality can be registered. Unlike an Electrical CoC, a new Water Installation CoC must be obtained for every change of ownership.
Do I pay transfer duty if I buy a house for less than R1.21 million?
No, currently properties purchased for R1,210,000 or less are exempt from SARS transfer duty. However, you will still need to pay conveyancing fees and Deeds Office fees.
Does paying a deposit reduce my transfer or bond costs?
Paying a deposit does not reduce your Transfer Duty or Transfer Attorney fees, as those are calculated on the full purchase price of the property. However, a deposit does reduce your Bond Attorney fees and Deeds Office bond registration fees, because those are calculated strictly on the registered home loan amount (Purchase Price minus Deposit).
What extra costs must a buyer budget for upon property registration?
Beyond the upfront transfer and bond registration fees paid to the conveyancing attorneys, buyers should keep a buffer of R3,000 to R8,000 ready for the week of registration to cover:
- Municipal or Eskom Utility Deposits: Opening new water and electricity accounts in your name requires a refundable security deposit and connection fee (which can range from R1,500 at local municipalities to over R7,000 for direct Eskom connections).
- Pro-Rata Rates and Levies: You are liable for municipal rates, sectional title body corporate levies, or HOA estate levies from the exact day the property registers in your name at the Deeds Office.
- Homeowner's Building Insurance (HOC): If you are buying with a home loan, your bank requires building insurance to be active from the day of registration and will typically debit the first monthly premium (roughly R500 - R2,000) immediately after transfer.
How is Capital Gains Tax (CGT) calculated when selling property in South Africa?
Capital Gains Tax is triggered by a disposal and is calculated on your capital gain (Selling Price minus Base Cost, which includes the original purchase price, original buyer transfer costs, capital improvements, and allowable selling expenses such as agent commission and statutory compliance certificate inspections). Following the 25 February 2026 Budget (effective from the 2026/2027 tax year):
- Primary Residence Exclusion: The first R3,000,000 of capital gain or loss on the disposal of a primary residence is excluded for individuals and special trusts.
- Annual Exclusion: Individuals and special trusts receive an annual exclusion of R50,000 per person (or R100,000 combined for spouses married in community of property), which increases to R440,000 in the year of death.
- Small Business Exclusion: Individuals aged 55 years or older disposing of an active small business asset qualify for a R2,700,000 capital gains exclusion (where total small business market value does not exceed R15,000,000).
- Effective CGT Rates: After exclusions, 40% of the net gain for individuals and special trusts is included in taxable income (maximum effective rate of 18%), while 80% is included for companies (21.6% effective rate) and other trusts (36% effective rate).
The Realities of Property Transfer: What the Calculator Doesn't Show
Calculating your transfer costs is only the first step. The conveyancing process in South Africa involves multiple stakeholders, stringent compliance, and several variables that can affect both your timeline and your wallet.
- FICA Compliance: Under the Financial Intelligence Centre Act, conveyancing attorneys are accountable institutions. They are legally obligated to verify your identity and the source of your funds before proceeding.
- Deeds Office Delays: Once your documents are lodged at the Deeds Office (whether in Cape Town, Pretoria, or elsewhere), the standard examination process takes between 10 - 15 working days.
- The "Hidden" Costs of Moving: Beyond the statutory transfer duty and conveyancer fees, buyers and sellers must budget for ancillary expenses:
- Buyer Utility Deposits & Pro-Rata Levies (R3,000 - R8,000): Upon registration, buyers must budget an extra R3,000 to R8,000 to open municipal or Eskom water and electricity accounts (connection deposits), cover pro-rata first-month rates and body corporate/HOA levies, and pay the initial homeowner's building insurance premium required by bondholders.
- Rates and Levy Clearance (3x Monthly Bill): Municipalities and Body Corporates typically require roughly 3 months of rates, utilities, and levies to be paid in advance by the seller before issuing a clearance certificate.
- 90-Day Bond Cancellation Notice: Sellers who give 0 days notice to cancel an existing bond face an early termination penalty of roughly 3 months' interest.
- Occupational Rent: If you take occupation of the property before the official transfer date at the Deeds Office, you are liable for occupational rent as stipulated in your Offer to Purchase.
How This Calculator Works: Legislative and Actuarial Accuracy
This transfer cost calculator is a precision tool built on the latest gazetted legislative frameworks governing South African property law:
- Transfer Duty: Maps to the tiered Transfer Duty tables published by SARS under the Transfer Duty Act (No. 40 of 1949).
- Capital Gains Tax (CGT) & Section 35A: Adheres to the Eighth Schedule and Section 35A of the Income Tax Act (No. 58 of 1962), incorporating the 2026/2027 Budget updates.
- Conveyancing & Deeds Office Fees: Calculated according to the Legal Practice Council (LPC) guidelines and Chief Registrar's Circulars (CRCs).