When buying property in Pretoria, the purchase price is only part of the financial picture. There are five main cost categories that make up the total cost of a property transfer: transfer duty, attorney fees, Deeds Office fees, municipal costs, and compliance certificates. Understanding each of these before you sign an offer to purchase allows you to budget accurately and avoid surprises.
Some of these costs are statutory — set by SARS or the Department of Justice — and cannot be negotiated. Others, like attorney fees, are variable. This guide breaks down every component so you know exactly what to expect when transferring property in Pretoria.
Five Cost Categories at a Glance
- Transfer duty: Tax payable to SARS, calculated on a sliding scale based on the property value
- Attorney fees: The conveyancing attorney's professional fee for handling the transfer
- Deeds Office fees: Statutory tariff charged for lodging and registering the transfer
- Municipal costs: Rates clearance certificates and levy clearance for sectional title properties
- Compliance certificates: Electrical, beetle, gas, and plumbing inspections required for transfer
Transfer Duty (SARS 2025/2026)
Transfer duty is a tax levied by SARS on the acquisition of immovable property. The amount is calculated on a sliding scale based on the property value. Natural persons buying property valued at R1,210,000 or less pay no transfer duty. Above that threshold, the rates increase progressively.
| Property Value | Rate |
|---|---|
| R0 – R1,210,000 | 0% |
| R1,210,001 – R1,663,800 | 3% of value above R1,210,000 |
| R1,663,801 – R2,329,300 | R13,614 + 6% of value above R1,663,800 |
| R2,329,301 – R2,994,800 | R53,544 + 8% of value above R2,329,300 |
| R2,994,801 – R13,310,000 | R106,784 + 11% of value above R2,994,800 |
| Above R13,310,000 | R1,241,456 + 13% of value above R13,310,000 |
Important Notes
- Transfer duty must be paid within six months of the transaction date, or interest is charged.
- VAT-registered sellers selling property in the course of their enterprise charge VAT instead of transfer duty. In that case, no transfer duty is payable by the buyer.
- Transfer duty is payable by the buyer, not the seller.
Attorney Fees: Fixed Fee vs LSSA Tariff
The attorney's fee is the professional charge for handling the conveyancing work — preparing transfer documents, managing FICA compliance, lodging at the Deeds Office, and liaising with all parties. The Law Society of South Africa (LSSA) publishes a guideline tariff, but it is a recommendation, not a statutory minimum. Attorneys are free to charge below it.
At MJ Kotze Inc, we charge a flat R20,000 (inclusive of VAT) for standard residential property transfers, regardless of purchase price. The table below shows how this compares to the LSSA guideline tariff at different price points.
| Purchase Price | LSSA Tariff + VAT | Our Fixed Fee | You Save |
|---|---|---|---|
| R1,000,000 | R29,175.50 | R20,000 | R9,175.50 |
| R2,000,000 | R29,175.50 | R20,000 | R9,175.50 |
| R3,000,000 | R38,330.75 | R20,000 | R18,330.75 |
| R5,000,000 | R76,325.50 | R20,000 | R56,325.50 |
The higher the purchase price, the more you save. At R5 million, the LSSA tariff is nearly four times our fixed fee. The legal work involved in a R5 million transfer is not materially different from a R1 million transfer — the same documents are prepared, the same process is followed, and the same Deeds Office lodges the transfer.
Deeds Office Fees
Deeds Office fees are statutory charges set by the Department of Justice and gazetted annually. These fees are payable for the registration of the transfer at the Deeds Office and are not negotiable. The Pretoria Deeds Office handles registrations for properties in Gauteng.
| Property Value | Deeds Office Fee |
|---|---|
| R500,000 | R1,222 |
| R1,000,000 | R1,522 |
| R2,000,000 | R2,122 |
| R5,000,000 | R3,922 |
Fees shown are based on the April 2026 Deeds Office fee schedule and may be updated when new tariffs are gazetted.
Municipal Costs
Before a property transfer can be registered, the municipality must confirm that all rates and taxes on the property are paid up to date. This confirmation takes the form of a rates clearance certificate. For sectional title properties, a levy clearance certificate from the body corporate is also required.
Rates Clearance Certificate
Issued by the City of Tshwane Metropolitan Municipality. The municipality charges an application fee and requires advance payment of rates for a period beyond the expected registration date.
Typical cost: R1,000 – R3,000
Levy Clearance Certificate
Required for sectional title units and units in homeowners' associations. The body corporate or HOA confirms that levies are paid up to date. The cost varies by scheme.
Typical cost: R500 – R2,000
Note: The cost of the rates clearance certificate is usually borne by the seller, as it confirms that the seller's obligations to the municipality are settled. However, the advance rates payment component is often adjusted between buyer and seller on registration.
Compliance Certificates
South African law requires certain compliance certificates to be in place before a property can be transferred. These are obtained from qualified inspectors and are the seller's responsibility unless the agreement of sale provides otherwise.
Electrical COC
A certificate of compliance confirming the electrical installation meets safety standards. Required by the Electrical Installation Regulations.
R1,500 – R3,000
Beetle Certificate
Confirms the property is free from wood-destroying beetle infestation. Required in areas where beetle infestation is prevalent.
R500 – R1,500
Gas Certificate
Required if the property has a gas installation. Confirms compliance with the Pressure Equipment Regulations.
R500 – R1,000
Plumbing COC
Confirms the plumbing installation complies with the National Building Regulations. Required by the City of Tshwane.
R800 – R2,000
Worked Examples
The following tables show the full estimated cost breakdown at four purchase price points. Municipal costs and compliance certificates are estimated based on typical Pretoria ranges. Your actual costs may vary depending on the property and municipality.
Purchase Price: R1,000,000
| Cost Item | Amount |
|---|---|
| Transfer duty | R0 |
| Attorney fee (fixed) | R20,000 |
| Deeds Office fees | R1,522 |
| Municipal costs (estimated) | R1,500 |
| Compliance certificates (estimated) | R4,000 |
| Estimated Total | R27,022 |
Purchase Price: R2,000,000
| Cost Item | Amount |
|---|---|
| Transfer duty | R33,786 |
| Attorney fee (fixed) | R20,000 |
| Deeds Office fees | R2,122 |
| Municipal costs (estimated) | R2,000 |
| Compliance certificates (estimated) | R4,500 |
| Estimated Total | R62,408 |
Purchase Price: R3,000,000
| Cost Item | Amount |
|---|---|
| Transfer duty | R107,200 |
| Attorney fee (fixed) | R20,000 |
| Deeds Office fees | R2,722 |
| Municipal costs (estimated) | R2,500 |
| Compliance certificates (estimated) | R5,000 |
| Estimated Total | R137,422 |
Purchase Price: R5,000,000
| Cost Item | Amount |
|---|---|
| Transfer duty | R327,556 |
| Attorney fee (fixed) | R20,000 |
| Deeds Office fees | R3,922 |
| Municipal costs (estimated) | R3,000 |
| Compliance certificates (estimated) | R5,500 |
| Estimated Total | R359,978 |
Disclaimer: These are estimates for illustration purposes. Municipal costs and compliance certificate fees vary depending on the property, the municipality, and the service providers used. Transfer duty and Deeds Office fees are based on the 2025/2026 published schedules and are subject to change.
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