Buying or selling property on Gauteng’s East Rand involves more than agreeing on a purchase price. Before registration can take place, buyers and sellers may need to pay several legal, tax, banking, municipal and compliance-related costs.
These expenses are commonly grouped under the phrase “conveyancing costs”, but they are not all paid to one attorney and they are not all the buyer’s responsibility. A buyer may need to budget for transfer duty, transfer fees and bond-registration costs, while a seller may face bond-cancellation fees, municipal clearance payments, compliance work and property-practitioner commission.
People considering property in areas such as Germiston, Boksburg, Benoni, Alberton, Edenvale, Kempton Park, Brakpan and Springs can browse East Rand properties for sale on ZAP HUB while planning their total transaction budget.
What Are Conveyancing Costs?
Conveyancing is the legal process through which ownership of immovable property is transferred from the seller to the buyer and registered at the Deeds Office.
Depending on the transaction, three attorneys may be involved:
- The transferring attorney, who registers ownership in the buyer’s name
- The bond-registration attorney, who registers the buyer’s home loan
- The bond-cancellation attorney, who cancels the seller’s existing bond
Each attorney performs a different role and may issue a separate account.
The Law Society of South Africa publishes conveyancing-fee guidelines, but the 2026 guidelines state that the recommended fees are negotiable and are not compulsory minimum or maximum charges. The guideline amounts also exclude VAT unless otherwise stated.
Costs Normally Paid by the Buyer
1. Transfer duty
Transfer duty is a tax payable to SARS on qualifying property acquisitions that are not subject to VAT.
For the 2026 tax year, the transfer-duty brackets are:
- R1 to R1,210,000: no transfer duty
- R1,210,001 to R1,663,800: 3% of the amount above R1,210,000
- R1,663,801 to R2,329,300: R13,614 plus 6% above R1,663,800
- R2,329,301 to R2,994,800: R53,544 plus 8% above R2,329,300
- R2,994,801 to R13,310,000: R106,784 plus 11% above R2,994,800
- Above R13,310,000: R1,241,456 plus 13% above R13,310,000
These rates apply to property transactions that are not subject to VAT.
Approximate transfer-duty examples are:
- R1,000,000 purchase: R0
- R1,500,000 purchase: R8,700
- R2,000,000 purchase: approximately R33,786
- R2,500,000 purchase: approximately R67,200
- R3,000,000 purchase: approximately R107,356
Transfer duty is only one component of the buyer’s total cost. A property below the duty threshold may still attract transfer attorney fees, Deeds Office charges and bond costs.
2. Transfer attorney fees
The transferring attorney charges for preparing documents, processing SARS declarations, obtaining certificates, coordinating guarantees and lodging the transfer at the Deeds Office.
The amount usually depends on the property’s value and the complexity of the transaction.
Additional charges may include:
- FICA verification
- Electronic document processing
- Deeds Office searches
- Postage and communication
- Rates-clearance administration
- Additional affidavits or authorities
- Company or trust documentation
- VAT on professional fees
Buyers should request a written pro forma account showing each fee and disbursement separately.
3. Bond-registration costs
A buyer using a home loan normally pays a separate account to the bank’s appointed bond-registration attorney.
Bond costs may include:
- Bond attorney fees
- Deeds Office charges
- Bank-related initiation charges
- Electronic instruction fees
- FICA charges
- Additional document costs
- VAT
The bond-registration fee is generally calculated using the value of the registered bond, not necessarily the property’s full purchase price.
A buyer purchasing a R2 million home with a R1.6 million bond should therefore request two estimates:
- The transfer-cost estimate based on the property value
- The bond-cost estimate based on the loan amount
Buyers can use the ZAP HUB bond calculator and affordability calculator for initial planning, but final costs must be confirmed with the bank and appointed attorneys.
4. Deposit and purchase-price guarantees
A deposit is not technically a conveyancing fee, but it must be included in the buyer’s cash-flow plan.
The Offer to Purchase may require:
- A deposit by a specific date
- Bank guarantees for the balance
- Proof of available funds
- Payment of transfer costs before lodgement
Buyers should never transfer money using banking details received only by email. Call the attorney through a verified number and confirm the account information before paying.
5. Inspection and moving expenses
East Rand buyers may also need to budget for:
- Home inspection
- Structural or roof inspection
- Electrical assessment
- Damp or waterproofing inspection
- Valuation shortfalls
- Insurance
- Moving services
- Security upgrades
- Immediate maintenance
- Estate or access deposits
These are not always part of the attorney’s statement, but they affect the real cost of purchasing.
Use the ZAP HUB service-provider search to explore inspectors, electricians, plumbers, roofing professionals, movers and other property-service businesses.
Costs Normally Paid by the Seller
1. Bond-cancellation fees
Where the property has an existing home loan, the seller’s bank appoints a bond-cancellation attorney.
The seller may be charged for:
- Cancelling the registered bond
- Additional bonds registered over the property
- Bank administration
- Electronic instructions
- Deeds Office-related disbursements
- VAT
The 2026 LSSA guideline recommends a fee for preparing and registering a standard bond cancellation, but fees remain negotiable and additional work may increase the account.
Banks may also require advance cancellation notice. Sellers should contact the bank before listing or as soon as the property enters the market to ask about notice periods and early-settlement charges.
2. Municipal clearance payments
A municipal clearance certificate is required before transfer can be registered.
The seller may need to pay:
- Property rates
- Refuse and sewer charges
- Water and electricity balances
- Arrears
- An advance amount requested by the municipality
The advance payment is not necessarily an additional permanent cost. After registration, the municipality may calculate a refund where the seller’s account is in credit, but processing can take time.
East Rand properties may fall under the City of Ekurhuleni or another relevant authority depending on the location. Sellers should confirm that accounts, meter readings and property information are correct before the transfer starts.
3. Levy clearance and special levies
For sectional-title properties, the body corporate or managing agent usually provides levy-clearance information.
The seller may need to settle:
- Outstanding monthly levies
- Special levies allocated to the seller
- Managing-agent administration charges
- Clearance-certificate fees
- Penalties or interest on arrears
Responsibility for special levies can depend on the sale agreement and when the levy was raised. The Offer to Purchase should address this clearly.
4. Compliance certificates and repairs
Depending on the property and agreement, the seller may need to provide certificates for:
- Electrical installations
- Electric fencing
- Gas installations
- Plumbing or water systems where applicable
- Beetle or wood-borer inspection where agreed
Inspection fees may be relatively predictable, but repair costs are not. An outdated electrical system, damaged electric fence or leaking gas installation can significantly increase the seller’s expenses.
Sellers can browse property-service categories on ZAP HUB when looking for electricians, plumbers, inspectors and maintenance providers.
5. Property-practitioner commission
Commission is usually paid by the seller according to the signed mandate and Offer to Purchase.
The amount may be calculated as:
- A percentage of the selling price
- A fixed amount
- A negotiated commission plus VAT, where applicable
Sellers should confirm whether the quoted commission includes VAT and when it becomes payable.
6. Capital gains tax
Capital gains tax is not normally deducted as a standard transfer fee for every seller, but a taxable capital gain may arise from the disposal.
The outcome depends on factors such as:
- Original purchase price
- Qualifying improvement costs
- Selling price
- Primary-residence use
- Ownership structure
- Applicable exclusions
- Whether the seller is an individual, company or trust
The 2026 SARS tax guide records a primary-residence capital-gain exclusion of up to R3 million, subject to the relevant tax rules and circumstances.
Sellers should retain invoices for qualifying improvements and obtain tax advice before relying on an estimated net sale amount.
A Practical East Rand Buyer Budget
A buyer should separate the budget into four parts:
Property purchase funds
- Deposit
- Balance of purchase price
- Bond shortfall, where applicable
Transfer expenses
- Transfer duty
- Transfer attorney fees
- Deeds Office charges
- VAT and disbursements
Finance expenses
- Bond-registration fees
- Bank initiation costs
- Valuation-related requirements
- Insurance
Ownership and moving expenses
- Moving company
- Utility deposits
- Levies and rates adjustments
- Repairs
- Security
- Maintenance reserve
A buyer purchasing close to the transfer-duty threshold should not assume that “no transfer duty” means “no transfer costs.”
A Practical East Rand Seller Budget
A seller should request an estimated proceeds statement covering:
- Outstanding bond balance
- Bond-cancellation costs
- Property-practitioner commission
- Municipal clearance payment
- Levy-related amounts
- Compliance certificates
- Required repairs
- Occupational-rent adjustments
- Tax considerations
- Other deductions authorised by the sale agreement
The headline selling price is not the amount the seller will necessarily receive after registration.
Why Online Cost Calculators Can Differ
Online conveyancing calculators may produce different results because they can use:
- Different fee guidelines
- Old transfer-duty brackets
- Different VAT assumptions
- Estimated Deeds Office charges
- Different bond values
- Excluded administration costs
- Different transaction dates
Use calculators for initial planning only. Request written estimates from the transferring attorney and bond attorney before committing all available savings to the deposit.
How to Avoid Cost Surprises
Buyers and sellers should:
- Ask for itemised written estimates.
- Confirm whether VAT is included.
- Check the applicable transfer-duty year.
- Separate transfer and bond costs.
- Budget for inspections and repairs.
- Confirm municipal and levy arrears.
- Review the bond-cancellation notice period.
- Clarify special-levy responsibility.
- Keep an emergency reserve.
- Verify all banking instructions independently.
Final Thoughts
Conveyancing costs in Gauteng are not one fixed charge. The total depends on the property price, bond amount, transfer-duty bracket, attorney fees, municipality, ownership structure and condition of the property.
East Rand buyers should budget beyond the deposit and monthly home-loan repayment. Sellers should calculate their likely net proceeds after bond settlement, commission, clearance payments and compliance expenses.
Explore East Rand properties for sale on ZAP HUB and use the ZAP HUB service-provider directory to connect with professionals who may assist during the buying, selling and transfer process.
- East Rand properties for sale
https://zaphub.co.za/residential-properties-for-sale/south-africa/gauteng/east-rand - Residential properties for sale in Gauteng
https://zaphub.co.za/residential-properties-for-sale/south-africa/gauteng - Search property service providers
https://zaphub.co.za/service-providers/search - Browse service-provider categories
https://zaphub.co.za/service-providers/categories - Bond calculator
https://zaphub.co.za/bond-calculator - Affordability calculator
https://zaphub.co.za/affordability-calculator
Frequently Asked Questions
1. Who normally pays conveyancing costs?
The buyer ordinarily pays transfer costs, transfer duty and bond-registration costs. The seller generally pays bond-cancellation costs, commission, clearance payments and agreed compliance expenses.
2. Is transfer duty payable on every property purchase?
No. Transfer duty may be zero below the applicable threshold, and transactions subject to VAT are generally treated differently.
3. Is transfer duty the same as the attorney’s transfer fee?
No. Transfer duty is a tax paid to SARS. The transfer fee is charged by the conveyancer for legal and registration work.
4. Are conveyancing fees fixed?
No. The LSSA publishes guidelines, but its 2026 document states that the fees are negotiable and are not mandatory minimum or maximum fees.
5. Are bond costs included in transfer costs?
No. Bond-registration costs are normally billed separately by the bond attorney.
6. Does a cash buyer pay bond-registration costs?
No, not where no mortgage bond is registered. The buyer may still pay transfer duty, transfer fees and related expenses.
7. Does a property below R1.21 million have no purchasing costs?
No. It may attract no transfer duty under the 2026 brackets, but transfer attorney fees, Deeds Office charges and other costs may still apply.
8. Who pays municipal clearance amounts?
The seller generally pays the amount required to obtain the municipal clearance certificate.
9. Can a seller receive a municipal refund?
A refund may be due where the seller’s account remains in credit after registration, subject to the municipality’s reconciliation process.
10. Who pays for electrical and gas certificates?
The sale agreement normally records the seller’s obligations. Sellers commonly pay for certificates and repairs allocated to them.
11. How much should a buyer save above the deposit?
The amount depends on the property price and bond. Buyers should obtain written transfer and bond-cost estimates before signing.
12. Can conveyancing costs be added to the home loan?
Some banks may consider finance structures that include certain costs, but approval is not guaranteed. Buyers should confirm this with their lender.
13. Who pays property-practitioner commission?
The seller usually pays commission according to the mandate and sale agreement.
14. Where can East Rand buyers find property-related professionals?
Use the ZAP HUB service-provider search to browse relevant categories and locations.
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Disclaimer
This article provides general educational information and does not constitute legal, conveyancing, tax, lending, financial or property advice. Transfer-duty rates, attorney guidelines, Deeds Office charges, municipal requirements and bank fees may change. Actual costs depend on the property value, bond amount, agreement, municipality, ownership structure and transaction complexity. Buyers and sellers should obtain written estimates from their appointed conveyancers, banks, tax professionals and property practitioners. ZAP HUB does not guarantee the accuracy of third-party quotations, finance approval, transfer timelines or transaction outcomes.
