We can give you a very good idea of what you’ll walk away with before you list.
What you pocket is the sale price minus agent commission, bond cancellation costs, compliance certificates and other costs. I give you a very good estimate upfront, so you know roughly where you stand before you list.
The true cost of selling
at R1.21M–R2.5M
Your selling costs come off the price before you see a cent. Below are the main costs, with ranges from published sources. Your actual figures depend on your bank, your property and your attorney.
| Cost item | Typical range |
|---|---|
| Agent commission | Negotiable, agreed with you at consultation |
| Bond early-settlement penalty (if any) | Bank-specific. Under 90 days’ written notice can cost interest, so ask your bank |
| Bond cancellation attorney fee | Approximately R5,800 for the first bond, slightly more for each additional bond. Attorneys set their own fees. |
| Electrical compliance certificate | R800 to R1,200 and up |
| Plumbing / water compliance cert | R500 to R1,000 |
| Gas compliance cert (if applicable) | R650 to R1,000 |
| Beetle inspection (if applicable) | R400 to R1,000 |
| Electric fence certificate (if applicable) | R550 to R800 |
| Capital gains tax (if applicable) | Depends on your situation. A primary residence exclusion may apply. Seek tax advice |
| Your estimated net proceeds | Download the calculator → |
The bond cancellation fee is a quote from a Cape Town conveyancing firm, last checked 28 October 2026. Certificate ranges come from published guides, not from my own quotes: ooba (December 2025) and Maya on Money (May 2026). Certificate prices are for the inspection and certificate where the property passes. Repairs are extra, and some guides quote higher. They do not change with the sale price, so they are the same in every band. Commission is negotiable and is agreed with you before you sign a mandate. Banks set their own notice period and any early-settlement penalty, so ask your bank for a settlement quote. Capital gains tax depends on your situation. A primary residence exclusion may apply, so speak to a tax practitioner. Get written quotes before you commit. Download the MM Connect app (Miltons Matsemela Inc.) for an estimate, or book a free property consultation and I’ll walk you through the numbers.
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 ↗This links to an independent third-party tool (Miltons Matsemela Inc.). Results are estimates only. miltons.law.za
“I’m the agent who will tell you when not to sell your home — and I’ll show you why.”
If your net proceeds don’t justify the move, I’ll tell you that before you list — not after you’ve signed an offer.
Book a free property consultation →How the process works
No pressure, no obligation. Here’s exactly what happens when you reach out.
Free consultation
We talk through your situation, your timeline, and whether selling is the right move for you right now.
Honest price opinion
I give you a realistic price range based on what comparable homes have actually sold for — not an inflated estimate to win your mandate.
Net proceeds breakdown
You get a very good estimate of your costs before we go any further. Final figures depend on your bank, your attorney and your service providers.
You decide
If it makes sense to sell, we list. If it doesn’t, I tell you that. The decision is always yours.
Things sellers in this
price range ask me
Straight answers to the questions 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 sellers in the R1.21M–R2.5M range across Cape Town’s Northern Suburbs.
I describe myself as a property decision coach, not just an agent. My job is to help you make the best financial decision with your property — not to close a deal as fast as possible.
Operating under
Trust Property
Andre van Niekerk operates as a non-principal property practitioner under Trust Property. trustproperty.co.za ↗
How a free property consultation works
Book a time
Pick a slot on Calendly or WhatsApp me. Tell me your suburb, roughly what you want to do, and whether you’d prefer a call or a visit.
We talk it through, your way
A video call, a phone call, or I come to the property. A call takes about 30 minutes. I walk you through what similar homes nearby have sold for (a comparative market analysis based on recent registered sales), what selling would cost you, and what your plans depend on.
You leave with a straight answer
You get the comparative market analysis, a very good idea of what you’d walk away with after costs, and my honest recommendation: sell now, wait, or don’t sell. There’s no obligation to list, and I won’t chase you.
Free. No obligation to list. No sales call afterwards unless you ask for one.
Book a free property consultation
No pressure. No obligation. I’ll walk you through pricing, costs and what to expect — specific to your property and your suburb.
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 6465The Sell-or-Wait Worksheet
Ten questions to answer before you call any agent, including me. Free, one page, no sign-up needed.
Get the Sell-or-Wait Worksheet