Complete Guide to Selling Costs in South Africa 2026
Selling your property involves more costs than just paying commission. On a R2M sale, total selling costs can easily reach R80,000 – R140,000 or more. This guide covers every expense so you can accurately estimate your net proceeds.
Agent Commission
Estate agent commission is the largest cost of selling. It is charged as a percentage of the gross selling price and is subject to 15% VAT.
| Commission Rate | R1,000,000 Sale | R2,000,000 Sale | R3,500,000 Sale | Notes |
|---|---|---|---|---|
| 5% + VAT | R57,500 | R115,000 | R201,250 | Lower end |
| 6% + VAT (typical) | R69,000 | R138,000 | R241,500 | Most common |
| 7.5% + VAT | R86,250 | R172,500 | R301,875 | Sole mandate premium |
Commission rates are negotiable in South Africa — there is no regulated minimum or maximum. The EAAB (Estate Agency Affairs Board) prohibits agents from colluding on fixed rates. A sole mandate typically warrants a lower negotiated rate. Consider comparing agents on both commission rate and demonstrated marketing reach.
Compliance Certificates
The seller is responsible for providing compliance certificates as a condition of the sale. These cannot be negotiated away — they are legal requirements or standard OTP conditions.
| Certificate | Typical Cost | Required When |
|---|---|---|
| Electrical COC | R935 – R2,750 | All properties. If wiring is non-compliant, repairs required first. |
| Plumbing COC | R800 – R1,500 | Increasingly standard in OTPs, especially in Gauteng & Cape. |
| Gas COC | R500 – R1,200 | Any LPG or natural gas installation on property. |
| Electric Fence COC | R1,200 – R2,500 | If electric fence is installed on property. |
| Beetle/Entomologist Certificate | R400 – R800 | Coastal provinces and most OTPs for free-standing homes. |
If non-compliance is found, repair costs are additional. A full electrical rewire can cost R20,000–R80,000 depending on the size of the property.
Bond Cancellation
If the property has an existing bond, it must be cancelled at the Deeds Office when the property is sold. The process is handled by a bond cancellation attorney appointed by your bank.
| Cost Item | Typical Amount | Notes |
|---|---|---|
| Bond cancellation attorney fee | R3,500 – R8,500 | Bank-appointed attorney. Incl. VAT. |
| Deeds Office cancellation fee | R178 | Fixed government fee per DEEDS_OTHER_FEES schedule. |
| 90-day notice penalty (if applicable) | Up to 3 months interest | Banks require 90-day notice or charge interest in lieu. NCA rules apply. |
Under the NCA, banks cannot charge early settlement penalties but can enforce the 90-day notice requirement. If you sell without giving 90 days' notice, the bank will deduct the equivalent interest from your settlement proceeds. Give notice as early as possible to minimise this.
Capital Gains Tax (CGT)
When you sell a property for more than you paid, the gain may be subject to Capital Gains Tax. The rules differ for primary residences vs investment properties.
| Scenario | Primary Residence | Investment Property |
|---|---|---|
| Gain exclusion | R2,000,000 per couple | R40,000 annual exclusion only |
| Inclusion rate (individuals) | 40% of net gain | 40% of net gain |
| Max effective CGT rate | 18% (for 45% bracket) | 18% (for 45% bracket) |
| Base cost includes | Purchase price, transfer costs, approved improvements, agent commission on sale | |
Example: You bought a home for R800,000 and sell for R2,500,000 (gain of R1,700,000). After the R2,000,000 primary residence exclusion, there is no taxable gain — CGT = R0. If it was a rental property, the gain after R40,000 exclusion = R1,660,000 × 40% inclusion rate = R664,000 added to taxable income.
Rates Clearance Certificate
The seller must provide a rates clearance certificate from the local municipality. The municipality typically charges 3–6 months of rates and levies in advance as a condition of issuing the certificate. The cost depends on your municipality's tariffs.
After transfer, any overpayment is refunded to the seller. Budget R1,000–R10,000+ depending on your property's rates and the municipality's advance period.
Moving Costs
Moving costs vary enormously based on distance, volume, and whether you use a full-service company or hire a truck yourself.
| Move Type | Typical Cost |
|---|---|
| Local move (same city, small home) | R3,000 – R8,000 |
| Local move (same city, large home) | R8,000 – R18,000 |
| Inter-provincial move | R15,000 – R45,000 |
| Storage (per month) | R1,500 – R5,000 |
Always get 3 quotes and check that the company is insured for goods in transit.