Net Proceeds Calculator South Africa 2026
The seller's bottom line — selling price minus every deduction = what you actually receive
Calculator Features
How to Use This Calculator
This is your all-in-one seller net sheet. Enter all the key numbers — selling price, outstanding bond balance, agent commission rate, purchase price, improvements, and your tax rate. The calculator instantly shows the total of every deduction and, most importantly, the rand amount that hits your bank account after registration at the Deeds Office.
The colour-coded bar shows the proportion of the selling price consumed by each cost category, making it easy to see where your money goes.
Understanding the Seller Net Sheet
Many sellers focus on the selling price — but the number that matters is what you actually receive after transfer. For a typical South African property:
− Agent Commission (incl. VAT)
− Bond Settlement
− Bond Cancellation Costs
− Compliance Certificates
− Capital Gains Tax
= NET PROCEEDS
Typical total deductions as % of selling price
- Agent commission: 5%–7.5% + VAT (effective 5.75%–8.625%)
- Bond settlement: varies (depends on how much you still owe)
- Bond cancellation: ~R5 200 fixed
- Compliance certificates: ~R3 100–R6 000 typical
- CGT: 0%–18% depending on gain and property type
For properties with a large outstanding bond, the bond settlement is often the biggest single deduction — not the agent's commission.
Worked Example
Kgomotso is selling her Pretoria home for R2 500 000. She has an outstanding bond of R1 200 000, uses a 6% agent, bought for R1 500 000 eight years ago, and spent R100 000 on improvements. She is in the 36% tax bracket, and this is her primary residence.
Agent commission (6% + VAT): R172 500
Bond settlement: R1 200 000
Bond cancellation: R5 178
Compliance certificates: R3 100
CGT: Gain R900 000 − Primary exclusion R2M = R0 CGT
Total deductions: R1 380 778 (55.2% of selling price)
Net proceeds: R1 119 222
If Kgomotso had negotiated a 5% commission instead of 6%, she would save R17 250 incl. VAT — net proceeds would be R1 136 472.
Frequently Asked Questions
What is a seller net sheet?
A seller net sheet (also called a proceeds statement) is a summary of all costs deducted from the selling price to arrive at the amount the seller actually receives. It is your bottom-line number. In South Africa, conveyancing attorneys typically prepare a formal net proceeds statement at transfer, but this calculator lets you estimate it before listing.
When do I receive my net proceeds after selling?
You receive your net proceeds on the day of Deeds Office registration (transfer date), or sometimes 1–2 business days after. The conveyancing attorney facilitates all payments simultaneously: paying the bank (bond settlement), the agent (commission), and transferring the balance to you. The entire process typically takes 6–10 weeks from signing the offer to purchase.
What happens if my net proceeds are negative?
Negative net proceeds means your outstanding bond plus costs exceed the selling price — you are "underwater" on the property. You would need to pay the shortfall from your own funds at transfer. Banks will not accept a lower settlement than the bond balance. Options include negotiating a higher selling price, reducing agent commission, making extra bond payments before selling, or applying for a bank shortfall arrangement in hardship cases.
Are there any other costs not included in this calculator?
This calculator includes the main costs most South African sellers face. Additional costs that may apply in specific circumstances: rates clearance certificate (usually deducted via conveyancer), sectional title levy clearance, homeowners' association levy clearance, pro-rata rates/taxes, and any early settlement penalties on personal loans (note: NCA prohibits mortgage early settlement penalties). For a definitive figure, request a formal net proceeds statement from your conveyancing attorney.
Do I pay CGT in the year I sell or in the year I receive the money?
CGT is payable in the tax year in which the Deeds Office registers the transfer — the year of disposal. This is usually the same year as when you receive the proceeds, but if transfer spans two tax years (e.g., sale signed in February, registered in April), the CGT year is determined by the registration date. Plan your tax accordingly — you may need to make provisional tax payments.