Property Transfer Cost Calculator Guide 2025

Accurately calculating property transfer costs is essential for budgeting your property purchase.

Total Cost Overview

Main Categories:

1. Transfer costs (unavoidable)
2. Bond costs (if financing)
3. Additional costs

Typical Ranges:

• R500,000 property: R25,000 - R45,000
• R1,000,000 property: R35,000 - R65,000
• R2,000,000 property: R80,000 - R130,000
• R3,000,000 property: R140,000 - R195,000

Transfer Duty Calculator

2025 Rate Structure

Progressive Tax Scale:

R0 - R1,100,000: 0% (exempt)
R1,100,001 - R1,512,500: 3% on excess over R1.1m
R1,512,501 - R2,117,500: R12,375 + 6% on excess
R2,117,501 - R2,722,500: R48,675 + 8% on excess
R2,722,501 - R12,500,000: R97,075 + 11% on excess
Above R12,500,000: 13% on excess

Calculation Examples

R900,000 Property:
Under R1.1m threshold
Transfer duty = R0

R1,300,000 Property:
First R1,100,000: R0
Balance R200,000 at 3%: R6,000
Transfer duty = R6,000

R2,000,000 Property:
First R1,100,000: R0
Next R412,500 at 3%: R12,375
Balance R487,500 at 6%: R29,250
Transfer duty = R41,625

R3,000,000 Property:
First R1,100,000: R0
Next R412,500 at 3%: R12,375
Next R605,000 at 6%: R36,300
Balance R882,500 at 8%: R70,600
Transfer duty = R119,275

R5,000,000 Property:
Progressive calculation
Transfer duty = R347,600

Attorney Fees Calculator

Fee Structure by Property Value

R0 - R500,000:
Base: R8,000 - R12,000
Plus VAT (15%)
Total: R9,200 - R13,800

R500,001 - R1,000,000:
Base: R12,000 - R18,000
Plus VAT (15%)
Total: R13,800 - R20,700

R1,000,001 - R2,000,000:
Base: R18,000 - R25,000
Plus VAT (15%)
Total: R20,700 - R28,750

R2,000,001+:
Base: R25,000+
Negotiable
Plus VAT (15%)

Examples with VAT

R800,000 Property:
Base: R14,000 (1.75%)
VAT: R2,100
Total: R16,100

R1,500,000 Property:
Base: R21,000 (1.4%)
VAT: R3,150
Total: R24,150

R3,000,000 Property:
Base: R33,000 (1.1%)
VAT: R4,950
Total: R37,950

Bond Registration Calculator

Fee Structure by Bond Amount

R0 - R500,000:
Base: R4,500 - R7,000
Average: R5,750

R500,001 - R1,000,000:
Base: R7,000 - R10,000
Average: R8,500

R1,000,001 - R2,000,000:
Base: R10,000 - R15,000
Average: R12,500

R2,000,001 - R5,000,000:
Base: R15,000 - R25,000
Average: R20,000

Bond Cost Examples

R750,000 Bond:
Registration: R8,000 + VAT
Initiation: R5,750
Valuation: R3,500
Total: R18,450

R1,600,000 Bond:
Registration: R13,000 + VAT
Initiation: R6,000
Valuation: R4,000
Total: R24,950

R2,500,000 Bond:
Registration: R18,000 + VAT
Initiation: R6,500
Valuation: R4,500
Total: R31,700

Complete Cost Examples

Scenario 1: R1,000,000 with 100% Bond

Transfer Costs:
Transfer duty: R0
Attorney: R15,000
VAT: R2,250
Certificates: R5,000
Deeds Office: R600
Subtotal: R22,850

Bond Costs:
Registration: R8,500 + R1,275 VAT
Initiation: R5,750
Valuation: R3,500
Subtotal: R19,025

Additional:
Insurance: R1,200
Moving: R3,000
Subtotal: R4,200

GRAND TOTAL: R46,075

Scenario 2: R2,000,000 with 80% Bond

Property: R2,000,000
Deposit: R400,000 (20%)
Bond: R1,600,000

Transfer Costs:
Transfer duty: R41,625
Attorney: R23,000 + R3,450 VAT
Certificates: R6,000
Deeds Office: R700
Subtotal: R74,775

Bond Costs:
Registration: R13,000 + R1,950 VAT
Initiation: R6,000
Valuation: R4,000
Subtotal: R24,950

Additional:
Insurance: R2,000
Moving: R5,000
Subtotal: R7,000

UPFRONT COSTS:
Deposit: R400,000
Transfer: R74,775
Bond: R24,950
Additional: R7,000
TOTAL: R506,725

Scenario 3: R1,000,000 Cash Purchase

Transfer Costs:
Transfer duty: R0
Attorney: R15,000 + R2,250 VAT
Certificates: R5,000
Deeds Office: R600
Subtotal: R22,850

Bond Costs: R0 (cash purchase)

Additional:
Insurance: R1,200
Moving: R3,000
Subtotal: R4,200

Purchase price: R1,000,000
TOTAL: R1,027,050

SAVINGS vs Financed: R19,025 (no bond costs)

Additional Costs Breakdown

Compliance Certificates

• Electrical: R800 - R1,500
• Plumbing: R800 - R1,200
• Beetle: R800 - R1,500
• Gas (if applicable): R800 - R1,200

Total: R3,200 - R6,700

Municipal and Administrative

• Rates clearance: R1,500 - R2,500
• Deeds Office registration: R450 - R800
• Searches: R200 - R400

Total: R2,150 - R3,700

Insurance

• Homeowner's (buildings): Mandatory for bonds
• Monthly: R800 - R3,000
• Initial payment: 1-2 months upfront

Moving and Setup

• Moving services: R2,000 - R15,000
• Connection fees: R200 - R1,000
• Initial repairs: R1,000 - R10,000

Cost-Saving Strategies

Reduce Transfer Duty

• Buy under R1.1m (zero duty)
• First-time buyer incentives
• Check for exemptions

Reduce Attorney Fees

• Get 3-5 quotes
• Package deal (transfer + bond): 10-15% discount
• Negotiate straightforward transfers
• Provide documents early

Reduce Bond Costs

• Larger deposit = lower bond = lower fees
• Shop multiple banks
• Negotiate initiation fees
• Good credit score

Reduce Additional Costs

• Shop for certificate providers
• Bundle certificates
• DIY moving (if practical)
• Time purchase during off-peak

Budget Template

Create Spreadsheet with:

1. Transfer duty (calculated)
2. Attorney fees + VAT
3. Rates clearance
4. Electrical certificate
5. Plumbing certificate
6. Beetle certificate
7. Gas certificate (if needed)
8. Deeds Office fees
9. Bond registration + VAT (if applicable)
10. Bank initiation (if applicable)
11. Valuation (if applicable)
12. Insurance (first payment)
13. Moving costs
14. Connection fees
15. Contingency (10-15%)

TOTAL BUDGET

Frequently Asked Questions

Q: Can I include costs in my bond?
A: Usually no. Banks require separate payment, though 105-110% bonds exist in special cases.

Q: Do I pay VAT on everything?
A: VAT on attorney fees and services, NOT on transfer duty or Deeds Office fees.

Q: When do I pay?
A: Throughout the process - deposits early, transfer duty mid-process, balance on registration.

Q: Can seller pay any costs?
A: While negotiable, it's uncommon. Buyers typically pay all transfer and bond costs.

Q: How accurate are online calculators?
A: They provide estimates. Get formal quotations for your specific situation.

Conclusion

Accurate cost calculation requires understanding all components and getting formal quotations.

Key Takeaways:

• Budget 4-6% of property value for total costs
• Transfer duty is largest single cost (if over R1.1m)
• Bond costs add R15k-R35k if financing
• Add 10-15% contingency buffer
• Get quotes from multiple providers

Next Steps:

1. Use this guide to estimate costs
2. Create detailed budget spreadsheet
3. Get quotes from 3-5 attorneys
4. Compare bank offers if financing
5. Add contingency buffer

For detailed calculators, use our Property Transfer Cost Calculator and Bond Cost Calculator tools.