Transfer Duty & Bond Costs Calculator

The Costs Your Bond Repayment Doesn't Show

Every first-time buyer budgets for the deposit and the monthly repayment — and then discovers a second bill that must be paid in cash before the property can be registered. A South African property purchase has four upfront cost components: transfer duty paid to SARS, the transfer attorney's conveyancing fees, the Deeds Office registration fee, and — if you're taking a home loan — a second, parallel set of bond registration costs. Together these typically add several percent on top of the purchase price, and banks generally will not include them in the bond.

How Transfer Duty Works (2026/27 Rates)

Transfer duty is a progressive tax on property acquisition under the Transfer Duty Act, paid by the buyer. No duty is payable on the first R1,210,000 of value — a threshold that applies to every buyer, since South Africa has no separate first-time buyer exemption. Above the threshold, duty scales through brackets of 3%, 6%, 8% and 11%, topping out at 13% on the portion above R13,310,000. The duty is calculated on the higher of the purchase price and the property's fair value, so buying from a family member at a friendly discount does not reduce the SARS bill. Your conveyancer collects the duty from you and pays SARS via eFiling before registration — it must be paid within six months of acquisition to avoid penalties.

Transfer Duty vs VAT: One or the Other, Never Both

A property sale attracts either transfer duty or VAT — never both. When you buy a new home directly from a developer who is a VAT vendor, 15% VAT is already inside the advertised price and no transfer duty applies, which is the scenario the "VAT sale" toggle in the calculator models. This is one reason new developments can compare better against existing homes than the sticker prices suggest: an existing R2 million home carries roughly R34,000 in duty that the developer's R2 million unit does not.

Why a Bond Doubles the Attorney Work

A bonded purchase involves two separate legal processes, usually handled by two different firms: the transfer attorney (appointed by the seller, paid by the buyer) moves ownership, while the bond attorney (appointed by the bank, also paid by the buyer) registers the bank's bond over the property at the Deeds Office. Each charges conveyancing fees guided by the recommended tariff — roughly half to one-and-a-bit percent of the amount, plus VAT and disbursements — and each triggers its own Deeds Office fee. Add the bank's once-off initiation fee, and a 100% bond can carry upfront costs noticeably higher than the same purchase in cash.

What This Estimate Excludes

The calculator covers the big four components. It excludes items that vary by property and municipality: rates clearance certificate fees, body corporate or HOA levy clearances, electrical, gas and beetle compliance certificates, bond cancellation costs on the seller's existing bond (a seller cost), and occupational rent if you move in before registration. Budget a few thousand rand extra for these, and ask the transfer attorney for a full pro-forma account early — they will provide one on request.

More Free SA Finance Tools

• Home Loan Calculator — now that you know the upfront bill, model the monthly one.
• Affordability Calculator — work backwards from your budget.

Related reading: the real costs of buying your first home — everything beyond the bond, in the order it arrives.