Only applies to sectional title — leave 0 for freehold
Municipal rates + water + electricity estimate
Enter your details and click Calculate to see a complete breakdown of every buying cost.
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Many South African property buyers make the mistake of saving just enough for a deposit and then discovering — sometimes on the day of registration — that there are substantial additional costs they had not budgeted for. These "hidden costs" are not hidden at all once you know what to look for. This calculator shows you every line item before you sign an offer to purchase.
The Major Cost Categories
Transfer Duty: The largest single additional cost on most purchases above R1,210,000. This is a government tax paid to SARS and forms the biggest variable in your upfront cash requirement. On a R3,000,000 property, transfer duty alone is approximately R107,000.
Conveyancing Attorney Fees: Your transfer attorney is appointed by the seller and their fees are regulated by the Legal Practice Council tariff. These fees cover the legal work of transferring ownership, Deeds Office registration, and FICA compliance. Expect to pay R15,000–R35,000 on most residential properties, inclusive of VAT and Deeds Office fees.
Bond Registration Fees: If you are taking out a bond, a separate attorney handles its registration. These fees are also tariff-regulated and run to approximately R12,000–R25,000 depending on the bond amount, inclusive of VAT and Deeds Office fees.
Bond Initiation Fee: Your bank charges an initiation fee capped at R6,900 excl. VAT by the National Credit Act when registering the bond. Some banks waive or reduce this, especially when applying through a bond originator.
Rates and Municipal Deposits: Most municipalities require a deposit equivalent to 2–3 months of rates and services before issuing a rates clearance certificate. This deposit is held and returned (or credited) when you eventually sell.
Levies Deposit (Sectional Title): Body corporates typically require a deposit of 1–3 months of levies from new owners. This is in addition to the rates deposit.
Moving Costs: Often overlooked until the last moment. Budget R5,000–R20,000 for a standard residential move within the same city, or more for long-distance relocations.
Rule of Thumb: Budget 10–12% on Top
As a general rule, budget an additional 10–12% of the purchase price over and above your deposit to cover all buying costs. On a R2,000,000 property with a 10% deposit (R200,000), you would need approximately R200,000 in additional cash — bringing total cash required to around R400,000. Use this calculator to get a precise estimate for your specific situation.
Frequently Asked Questions
The main costs are: transfer duty (SARS tax), transfer conveyancing attorney fees, bond registration attorney fees, bond initiation fee, moving costs, rates and utilities deposit, and a levies deposit for sectional title properties. Total upfront costs typically range from 8–12% of purchase price.
A local move within the same city typically costs R3,000–R15,000. A long-distance move can cost R15,000–R50,000. Always get at least 3 quotes from reputable moving companies.
Municipalities require a deposit equivalent to 2–3 months of rates and service charges before transferring a property. This is held by the municipality and credited to your account. The exact amount depends on your municipal valuation.
Banks charge a bond initiation fee capped at R6,900 (excl. VAT) by the National Credit Act. Some banks waive or reduce this, especially when applying through a bond originator.
Most banks will not include transfer duty in the bond — it must be paid from your own funds. Some banks may include attorney fees and bond registration costs in the bond under certain conditions. Check with your bank or bond originator.