Sectional Title Levy Calculator
Estimate your monthly body corporate levy based on unit size, amenities, and complex type
Levies are set by the body corporate at the AGM. Request the actual levy schedule before buying.
Three Tiers of Levy Analysis
This calculator offers three levels of detail for understanding sectional title levy costs:
Enter unit size, complex amenities, and number of units for an instant levy estimate with admin levy, reserve fund, and special levy breakdown.
Three tabs: donut chart levy breakdown, compare multiple complexes side by side, and special levy risk assessment based on reserve fund adequacy.
Full body corporate budget model, reserve fund adequacy check (10-year maintenance plan), and STSMA compliance checklist for trustees and buyers.
How Sectional Title Levies Work in South Africa
Every sectional title owner is a member of their homeowners' association (HOA) or body corporate, governed by the Sectional Titles Schemes Management Act (STSMA) and the Community Schemes Ombud Service (CSOS). The body corporate collects levies to fund:
- Administrative fund: Day-to-day management, staff, accounting, municipal utilities for common areas.
- Reserve fund: Long-term maintenance and replacement (STSMA requires a 10-year maintenance plan).
- Building insurance: The body corporate must insure the structure to full replacement value.
- Common area maintenance: Gardens, pool, gym, lifts, security systems, driveways.
Levies are calculated based on each unit's participation quota (PQ) — essentially the unit's floor area as a percentage of the total scheme floor area. Larger units pay proportionally more.
Typical Sectional Title Levy Ranges (2026)
Standard with garden & security: R45 – R65/m²/month
Premium with pool, gym, 24hr: R65 – R90/m²/month
Luxury full-service estate: R90 – R130+/m²/month
For an 80m² unit in a standard metro complex: expect R3,600 – R5,200/month. A luxury apartment in a Sandton high-rise could exceed R8,000–R10,000/month.
Worked Example: Bronwyn in Cape Town
Bronwyn buys an 80m² apartment in a medium-sized Cape Town complex (built 2010) with a pool, 24-hour security, and garden maintenance.
Estimated levy rate: ~R58/m²/month (metro premium + pool + security + age factor)
Monthly levy: 80 × R58 = R4,640/month
Breakdown: Management (R1,160) + Maintenance fund (R1,392) + Insurance (R928) + Reserve (R696) + Amenities (R464)
When Bronwyn reviews the body corporate's 10-year maintenance plan, she discovers the complex will need a roof replacement in year 3. This triggers a special levy of R15,000 per unit. This is why a healthy reserve fund matters.
Special Levies — The Hidden Risk
A special levy is a once-off additional charge approved by the body corporate for unplanned or under-funded repairs. Common causes include:
- Emergency structural repairs (roof failure, subsidence)
- Inadequate reserve fund from previous under-budgeting
- Legal costs from disputes or litigation
- Major plumbing or electrical overhauls
Before buying: Request the body corporate's audited financials and reserve fund balance. A healthy reserve covers at least 6 months of running costs.
Frequently Asked Questions
What is a sectional title levy in South Africa?
A sectional title levy is a monthly payment made by unit owners to their body corporate (homeowners' association). It funds the management, maintenance, insurance, and reserve fund for the entire complex. All sectional title owners are legally required to pay levies — non-payment is a serious matter and the body corporate can take legal action to recover arrears.
Can the body corporate increase levies without my approval?
Levy amounts are set annually at the body corporate's Annual General Meeting (AGM). The trustees propose a budget, and the owners vote. If the budget (and thus the levy) is approved by the required majority, it applies to all owners — even those who voted against it. This is why attending AGMs and understanding the body corporate's financial health is important.
What is the difference between a levy and a special levy?
A regular levy is the monthly recurring contribution set in the annual budget. A special levy is an additional once-off or temporary charge raised when the normal levy is insufficient to cover extraordinary expenses (like emergency repairs). Special levies can range from a few thousand rand to tens of thousands per unit.
What should I check before buying a sectional title property?
Key checks: (1) Request the last 2 years of audited financials; (2) Check the reserve fund balance; (3) Ask for the 10-year maintenance plan; (4) Verify there are no pending special levies; (5) Check levy arrears across the scheme (high arrears = financial strain); (6) Ask about any known litigation involving the body corporate; (7) Get the current levy certificate from the managing agent.
Are sectional title levies tax deductible in South Africa?
For primary residence owners, levies are not tax deductible. For rental property investors, the levy is a legitimate rental property expense and can be deducted from rental income to reduce your taxable income. Keep all levy receipts and statements as supporting documentation for your tax return.