Property transfer cost calculator

This calculator estimates the costs you must pay on top of the purchase price when you buy a home in South Africa. It covers transfer duty, which is the tax SARS charges on property transfers, the transfer attorney's fee, deeds office fees and the usual small disbursements. If you are taking a bond, it adds the bond registration costs as a second block. It is for first-time buyers working out how much cash they need, buyers comparing an attorney's quote with a guideline figure, and sellers who want to understand what the buyer is facing.

What this calculator works out and who it is for

Buying property involves two separate registrations at the deeds office. The transfer moves ownership from the seller to you. The bond registers the bank's security over the property. Each registration has its own attorney, its own fee and its own deeds office charge. Most buyers are surprised by the total, and the calculator exists so that you can budget before you sign an offer to purchase.

You enter three things: the purchase price, the bond amount (leave it at zero for a cash purchase), and whether the seller is a VAT vendor, such as a developer selling a new unit. The result lists each cost line, a transfer subtotal, a bond subtotal if you entered a bond, and the total to budget for.

How the calculation works

The service builds the estimate line by line.

First, transfer duty. If you ticked that the seller is a VAT vendor, duty is zero, because VAT is charged on the sale instead and the two taxes never apply together. Otherwise the calculator finds the SARS bracket the purchase price falls into and applies the bracket's base amount plus the marginal rate on the part of the price above the bracket's starting point. The brackets in the LawMatch rate table for the 2025/26 tax year are: nothing up to R1 210 000; 3% on the portion between R1 210 000 and R1 663 800; R13 614 plus 6% on the portion above R1 663 800 up to R2 329 300; R53 544 plus 8% up to R2 994 800; R106 784 plus 11% up to R13 310 000; and R1 241 456 plus 13% above that. Only the portion inside each bracket is taxed at that bracket's rate.

Second, the transfer attorney's fee. The rate table holds a set of guideline points: a fee of R13 000 at R500 000, R22 000 at R1 000 000, R28 000 at R1 500 000, R34 000 at R2 000 000, R44 000 at R3 000 000 and R60 000 at R5 000 000, all excluding VAT. For a price between two points, the calculator interpolates in a straight line between them. Below the first point, it scales the first fee down in proportion to the price but never goes below a floor of R5 000. Above the last point, it adds R6 000 for every extra million rand. VAT at 15% is then calculated on the fee and shown on its own line.

Third, the deeds office registration fee. This is a banded table in the rate table. The calculator finds the first band whose upper limit is at or above the purchase price and uses that band's fee. Above the top band the fee is R4 000.

Fourth, disbursements. The calculator adds three fixed typical amounts from the rate table: R1 500 for postages and petties, R1 500 for FICA and electronic fees, and R500 for the rates clearance certificate. These are added together and shown as one line.

The transfer subtotal is duty plus the attorney's fee plus VAT plus the deeds office fee plus disbursements.

Fifth, if the bond amount is above zero, the calculator repeats the fee, VAT and deeds office steps using the bond amount instead of the purchase price. It adds R3 000 of disbursements for the bond (postages and petties plus FICA and electronic fees, but no rates clearance). That gives the bond subtotal.

Finally, the two subtotals are added and rounded to give the total. The calculator warns you that attorney fees are a guideline rather than a tariff, reminds you about the bank's separate initiation fee if there is a bond, and flags it if the bond amount is larger than the purchase price.

The law behind the numbers

Transfer duty is imposed by the Transfer Duty Act 40 of 1949. It is paid by the buyer, on the value of the property, and the transfer cannot be registered until SARS has issued a receipt. The rates are set in the annual Budget and change on 1 March each tax year. The rate table names its source as the SARS transfer duty rates for 2025/26, published with Budget 2025, with an effective date of 1 March 2025. The same table applies to individuals, companies and trusts. If the sale attracts VAT, no transfer duty is payable, which is why the calculator zeroes the duty line for VAT vendor sellers.

Conveyancing fees are not fixed by law. The rate table describes its fee points as approximate and illustrative, based on the Law Society of South Africa's recommended conveyancing fee guideline. A transfer attorney may charge more or less than the guideline. The figures in the table are reviewed each year.

Deeds office fees are set by the Deeds Registries fee schedule, which is updated from time to time. The rate table records the schedule as approximate.

The Value-Added Tax Act 89 of 1991 sets the VAT rate the calculator applies to attorney fees.

Worked example

This example is illustrative. Kabelo buys a townhouse for R1 500 000 with a bond of R1 200 000. The seller is a private individual, not a VAT vendor.

Transfer duty: R1 500 000 falls in the second bracket. The base is zero and the rate is 3% on the portion above R1 210 000. That portion is R290 000, and 3% of it is R8 700.

Transfer attorney's fee: R1 500 000 is exactly a guideline point, so the fee is R28 000. VAT at 15% is R4 200.

Deeds office fee: R1 500 000 is above the R1 000 000 band and within the R2 000 000 band, so the fee is R1 050.

Disbursements: R1 500 plus R1 500 plus R500 is R3 500.

Transfer subtotal: R8 700 plus R28 000 plus R4 200 plus R1 050 plus R3 500 is R45 450.

Bond attorney's fee: R1 200 000 sits between the R1 000 000 point (R22 000) and the R1 500 000 point (R28 000). It is 40% of the way between them, so the fee is R22 000 plus 40% of R6 000, which is R24 400. VAT is R3 660. The deeds office fee for a R1 200 000 bond is R1 050. Bond disbursements are R3 000.

Bond subtotal: R24 400 plus R3 660 plus R1 050 plus R3 000 is R32 110.

Total to budget for: R45 450 plus R32 110 is R77 560.

Kabelo should therefore have roughly R77 560 available in addition to his deposit, and he should expect his bank to charge a separate bond initiation fee on top of that.

What the calculator does not include

Real quotes differ from the estimate for several reasons.

Attorney fees vary. Some firms charge above the guideline, some below, and many offer discounts for first-time buyers or for a bond registered through the same firm. Always ask for a written quote.

Disbursements vary. The rate table uses fixed typical amounts, but actual postages, courier fees, deeds office search fees and the municipality's rates clearance figures depend on the firm and the municipality.

The bank's bond initiation fee, valuation fee and any insurance it requires are not included. Nor is the bond cancellation attorney's fee on the seller's existing bond, which the seller normally pays.

Occupational rent, pro-rata rates and taxes, levies on sectional title units, levy clearance certificates, compliance certificates such as electrical and beetle certificates, and estate agent commission are all outside the estimate.

Transfer duty exemptions and special cases are not modelled. For example, transfers between spouses on divorce and certain transfers from a deceased estate may be exempt, and property bought from a VAT vendor may involve VAT at the standard rate or at zero rate. If your sale is unusual, check with the conveyancer.

The transfer duty table changes every tax year. If you are buying after the next Budget, the brackets may have moved.

When to get advice

Get advice if any of these apply.

The seller is a company, trust or developer and you are not sure whether VAT or transfer duty applies. Getting this wrong can change your costs by tens of thousands of rand.

You are buying with someone else, buying in a trust or company, or buying from a family member below market value. SARS may assess duty on the fair value rather than the price.

The transfer is taking far longer than expected. Read how long a property transfer takes to see which delays are normal.

You want a fuller breakdown of every cost and who pays it. Read what transfer costs are when buying a house.

There is no free tribunal for conveyancing disputes, but a complaint about a conveyancer's fees or conduct can be lodged with the Legal Practice Council, and a dispute with your bank about bond fees can go to the National Financial Ombud Scheme at no charge. If you need help and cannot afford an attorney, Legal Aid South Africa on 0800 110 110 has limited capacity for civil matters. See our legal aid page.

LawMatch is not a law firm and this page is general information, not legal advice. Use the estimate to plan and then confirm the figures with the conveyancer handling your transfer.

Frequently asked questions

Who pays transfer costs, the buyer or the seller?

The buyer pays transfer duty, the transfer attorney's fee and the bond registration costs. The seller pays estate agent commission, the cost of cancelling any existing bond, and the rates clearance amounts the municipality demands.

Is there transfer duty on a property under R1 210 000?

Not under the 2025/26 table in the rate table. The threshold moves with the Budget, so check the current figure if you are buying in a later tax year.

Why is VAT added to the attorney's fee but not to the transfer duty?

Attorney fees are a service and attract VAT. Transfer duty is a tax, and tax is not subject to VAT. The deeds office fee is a statutory charge and is also VAT-free.

Can I choose my own transfer attorney?

By convention the seller appoints the transfer attorney, although this can be negotiated in the offer to purchase. The bank appoints the bond attorney from its panel, but you can often ask for a specific panel firm.

Do I pay transfer costs if I buy from a developer?

Usually you pay VAT, which is included in the price, and no transfer duty. Many developers also cover the transfer attorney's fee as part of the deal. Check the offer to purchase, and tick the VAT vendor option in the calculator to see the effect.

When must the costs be paid?

The conveyancer will ask for the costs shortly after the offer is signed and before lodgement at the deeds office. Transfer duty must be paid to SARS before the transfer can be registered.