Selling Costs Calculator South Africa 2026
Calculate agent commission, bond cancellation, compliance certificates and CGT — see your net proceeds after all costs
Calculator Features
How to Use This Calculator
Enter your selling price and agent commission rate (most South African agents charge 6%, though this is negotiable). Add your outstanding bond balance — this is repaid from the proceeds at transfer. Enter your original purchase price and any improvement costs to calculate Capital Gains Tax correctly. Select your marginal tax rate and whether the property is your primary residence.
The calculator gives you the net proceeds — what actually lands in your bank account after all costs are deducted.
What Costs Are Included?
Agent Commission + VAT
Estate agent commission is typically 5%–7.5% of the selling price, with 6% being the most common rate. VAT at 15% is charged on the commission, so a 6% commission becomes 6.9% effective. On a R2 500 000 sale, that is R172 500 including VAT.
Bond Cancellation Costs
When you sell, your existing bond must be cancelled. This involves a Deeds Office cancellation fee (currently R178) plus bond cancellation attorney fees of approximately R4 000–R6 000 depending on the attorney. Budget around R5 178 total.
Compliance Certificates
South African law requires various compliance certificates before transfer can proceed. Typical costs:
- Electrical COC: R1 500 (range R935–R2 750)
- Plumbing COC: R1 000 (range R800–R1 500)
- Beetle certificate: R600 (range R400–R800)
- Gas COC (if applicable): R800
Capital Gains Tax (CGT)
CGT applies when you sell property at a profit. For individuals, 40% of the capital gain is included in taxable income and taxed at your marginal rate. Primary residences qualify for a R2 000 000 exclusion, and there is an annual exclusion of R40 000.
Worked Example
Thembi sells her Sandton townhouse for R2 500 000. She bought it 8 years ago for R1 500 000 and spent R100 000 on renovations. Her outstanding bond is R1 200 000. She uses a 6% agent and is in the 36% tax bracket.
Agent commission: R150 000 + R22 500 VAT = R172 500
Bond settlement: R1 200 000
Bond cancellation: R5 178
Compliance certs: R3 100
CGT base cost: R1 500 000 + R100 000 = R1 600 000
Capital gain: R2 500 000 − R1 600 000 = R900 000
Less primary residence exclusion: R900 000 − R2 000 000 = R0 CGT
Net proceeds: R2 500 000 − R1 380 778 = R1 119 222
Frequently Asked Questions
Who pays transfer costs when selling a property in South Africa?
In South Africa, the buyer pays transfer costs (transfer duty + conveyancing attorney fees + Deeds Office registration fees). The seller pays agent commission, compliance certificates, bond cancellation costs, and Capital Gains Tax. This is important to understand when budgeting for both sides of a property transaction.
Is estate agent commission negotiable in South Africa?
Yes, agent commission is fully negotiable. While 6% is the most common rate charged, agents may accept 5% or even lower for high-value properties or quick sales. Some online agencies charge fixed fees. The Estate Agency Affairs Board (EAAB) does not set a mandated rate — it is purely a market-based negotiation between seller and agent.
Do I always need compliance certificates when selling?
An Electrical Certificate of Compliance (COC) is legally required for all residential property sales. A plumbing COC is required in many municipalities. A beetle clearance certificate is required in coastal areas (KZN, Western Cape) and by many bond conditions. A gas COC is required where gas appliances are installed. An electric fence COC is required where an electric fence is present. Check your specific municipality's requirements.
How long does it take to cancel a bond when selling?
After the sale is concluded, you notify your bank to issue a bond cancellation figure, which typically takes 5–7 working days. The cancellation attorney then arranges for the bond to be cancelled at the Deeds Office simultaneously with the transfer of ownership. The entire transfer process usually takes 6–10 weeks from signed sale agreement to registration.
Can I deduct home improvements from CGT when selling?
Yes. The cost of capital improvements (renovations, extensions, additions) is added to your base cost and reduces the capital gain. You must have proof of expenditure (invoices, receipts). Routine maintenance and repairs do NOT qualify — only improvements that enhance the property's value or extend its life. Keep all your renovation invoices and contracts for CGT purposes.