Selling a Home? Here’s What Most South Africans Don’t Budget For.

Selling your home in South Africa can feel like a financial win — until the hidden costs appear. Many sellers focus on the selling price and potential profit, but few factor in the extra fees, taxes, and charges that can quietly eat into their proceeds.

At Caritas Properties, we’ve helped many sellers navigate these unseen costs. Here’s a 2025-ready breakdown of the 10 hidden costs of selling your home in South Africa, so you can sell smarter, plan better, and walk away with the most from your sale.

1. Compliance Certificates: The Legal Must-Haves

Before transfer, you’re legally required to provide compliance certificates proving your home is safe and up to standard. These may include:

• Electrical Certificate of Compliance (CoC)
• Gas Certificate (if applicable)
• Plumbing Certificate (often required in Cape Town and other metros)
• Beetle Certificate (common in coastal areas

Each certificate can cost between R500 and R2,500 depending on property size and repair needs. If faults are found, fixing them can quickly add a few thousand rand more.

2. Rates Clearance Certificate — Settling with the Municipality

Your property can’t be transferred until you’ve obtained a Rates Clearance Certificate from your local municipality. Municipalities often require rates and taxes to be paid 2–3 months in advance, adding a hefty upfront payment before you can finalise the sale.

3. Bond Cancellation Fees

If you have an existing home loan, your bank will charge a bond cancellation fee (typically between R3,000 and R5,000). You’ll also need to give the bank 90 days’ written notice, or you could face early-termination penalties.

💡 Tip: Notify your bank as soon as you decide to sell.

4. Pre-Sale Repairs and Maintenance

First impressions sell homes. But patching up small issues or doing minor upgrades can cost more than expected. From repainting and fixing leaks to garden makeovers, these pre-sale touch-ups help your home sell faster — but they can add R10,000–R50,000 to your total expenses.

5. Moving Costs

Don’t forget the cost of moving. Whether you hire professional movers or rent a trailer, costs can range from R3,000 to R15,000 depending on distance and the volume of goods. Add to that potential storage fees if there’s a gap between moving out and into your next home.

6. Capital Gains Tax (CGT)

If your property isn’t your primary residence, or if your profit exceeds the R2 million primary residence exclusion, you may owe Capital Gains Tax. CGT can take a significant bite out of your proceeds — it’s wise to consult a tax professional before listing your home.

7. Home Staging and Professional Photography

In 2025, presentation is everything. Professionally staged homes and high-quality photography sell faster and often for more. Depending on your market and agent, expect to pay anywhere from R2,000 to R10,000 for staging, styling, and photography.

8. Levies and HOA Fees

If your property is part of a sectional title scheme or gated estate, all levies and homeowners association (HOA) fees must be fully paid before transfer. Some estates also require a levy clearance certificate or may charge special levies upon sale — another potential surprise for unprepared sellers.

9. Holding Costs During the Sale

While waiting for your property to sell, you’ll still pay for:

• Municipal services (water, lights, refuse)
• Bond repayments
• Home insurance

If your home takes months to sell, these holding costs can quietly chip away at your profit.

10. Marketing and Premium Listing Fees

Most estate agent commissions include standard marketing. However, premium online listings, 3D tours, and social media advertising often come at an extra cost. These can significantly boost visibility — but it’s best to clarify upfront what’s included in your agent’s fee.

How to Avoid These Hidden Costs

Smart sellers plan ahead. Here’s how:

✅ Request a pre-sale cost estimate from your agent.

✅ Set aside 5–10% of your expected sale price for miscellaneous costs.

✅ Ask about all bank, municipal, and HOA fees early in the process.

✅ Keep your property well maintained year round to avoid last minute repair costs.

Final Thoughts: Sell with Confidence

Selling a property in South Africa doesn’t have to be stressful or full of financial surprises. With foresight, planning, and guidance from trusted professionals, you can maximise your returns and enjoy a smooth, transparent sale process.