Know the full cost
of buying before
you make an offer.
First-time buyers are often caught out by costs beyond the deposit: bond registration, attorney fees and moving costs. I walk you through them before you make an offer.
Transfer duty is a SARS tax paid by the buyer. Properties up to R1,210,000 attract none. That doesn’t make buying free: bond registration, attorney fees and bank charges still apply. Use the MM Connect calculator or book a consultation to get an estimate before you start viewing. Source: SARS transfer duty rates ↗, effective 1 April 2025.
Your complete buying cost
checklist for under R1.21M
The purchase price is only the start. Even with no transfer duty, bond registration, attorney fees and moving costs need cash on top of your deposit.
| Cost item | Notes |
|---|---|
| Transfer duty (SARS) | R0 up to R1,210,000 |
| Transfer attorney fee | Scales with the price. Guides quote about R30,000 to R45,000 plus VAT at R2,000,000, so expect less. Get a written quote |
| Bond registration fee | About R12,000 to R15,000 at an R800,000 bond (one guide). Get a written quote |
| Bond initiation fee | About R6,000 to R6,500. Some banks waive it |
| Deposit | Depends on your lender and credit profile |
| Home insurance (mandatory) | Banks require homeowner’s cover on a bond |
| Rates & taxes clearance | Rates owing are the seller’s cost. Ask your attorney whether any clearance fee falls to you |
| Moving costs | Get 3 quotes — varies widely |
| Total additional cash needed | Download the calculator → |
Ranges come from published guides, which differ from each other: MJ Kotze Inc., Onah Attorneys and Everything Property. Transfer duty comes from the SARS table (effective 1 April 2025). Attorney and bond registration fees depend on the price and the bond amount, so get a written quote. Bond initiation fees vary by bank. Deposit requirements vary by lender and your credit profile. I facilitate bond originator connections. I do not recommend or receive referral fees from any specific originator. Download the MM Connect app for an estimate, or book a free property consultation.
MM Connect
Cost Calculator
Miltons Matsemela Inc. publishes the MM Connect app for estimating transfer costs. The button below opens their website. Nothing is calculated on this page.
Go to MM Connect ↗Independent third-party tool (Miltons Matsemela Inc.). Results are estimates only. miltons.law.za
Don’t start viewing without a pre-approval in hand. I can connect you with bond originators who can submit your application to multiple banks at the same time. Ask me about this at your consultation.
Six things to have in place
before you start looking
Before you fall in love with a property, make sure these are sorted.
More than just opening doors
The consultation is free. What you get is someone in your corner from search to registration.
Asking-price check
Before you make an offer, I’ll tell you whether the asking price is fair for that property in that street. I use comparable registered sales — not portal estimates — so you’re not overpaying in a motivated moment.
Offer & contract guidance
An Offer to Purchase is a binding contract. I walk you through every clause — suspensive conditions, fixtures and fittings, occupation dates — before you sign anything. No legal jargon, plain language only.
From offer to occupation
Between acceptance and the keys changing hands there are bond conditions, attorney timelines and municipality clearances. I track these on your behalf and flag delays before they become problems.
Want me formally in your corner? The Buyer Mandate (R520 incl. VAT, once-off) covers a market comparison before you offer, OTP review, negotiation and your estimated full acquisition cost.
See how it worksWhat to expect, step by step
Cape Town’s property buying process has some steps that catch first-time and second-time buyers off guard. Here’s the honest sequence.
Budget & pre-approval
Before viewing: confirm your full buying budget (purchase price + all acquisition costs) and get a bond pre-approval letter from your bank or originator.
Property search
We define your must-haves vs nice-to-haves, target suburbs and property type, then I match you with suitable listings — including off-market opportunities via the Trust Property network.
Offer & negotiation
When you find the right property, I help you structure a competitive offer with appropriate conditions, negotiate price and terms, and guide you through counter-offers.
Bond & registration
Once accepted: formal bond application, conveyancing attorney appointment, compliance certificates, rates clearance and final registration. Timing varies; your conveyancing attorney can give you an estimate.
Straight answers to what
people actually want to know
Buying under R1.21M comes with its own questions. Here are the ones I hear most.
Andre van Niekerk
I’m a registered property practitioner (PPRA FFC No. 1267613) operating in Cape Town’s Northern Suburbs under Trust Property. I work with buyers under R1.21M across Cape Town’s Northern Suburbs.
My approach: tell you what comparable homes sold for before you offer, explain every clause in the contract before you sign it, and stay with you through to occupation. No pressure, no shortcuts.
Operating under
Trust Property
Andre van Niekerk operates as a non-principal property practitioner under Trust Property. trustproperty.co.za ↗
Book a free property consultation
Tell me what you’re looking for. I’ll walk you through your full budget and what to look out for when buying under R1.21M.
Get in touch
I’ll respond on WhatsApp. Typically between 2-3 hours. Or book a time on Calendly.
I’ll use your details to reply to this enquiry by WhatsApp, phone or email. They’re also shared with Trust Property, the agency I work through. See the Privacy Policy.
Or reach me directly on WhatsApp
💬 WhatsApp Andre — +27 76 218 6465