Transfer Duty Calculator
South Africa 2026
Calculate South African transfer duty using the six-bracket table under the Transfer Duty Act 40 of 1949 — Budget 2026/27. Zero duty on purchases below R1,210,000. Rates from 3% to 13% above the threshold. VAT transactions exempt from transfer duty.
Zero-rate threshold
R1,210,000
TDA 40/1949 · Budget 2026/27
Entry rate (above threshold)
3%
R1,210,001 – R1,663,800
Top rate
13%
Above R13,310,000
VAT transactions
R0 duty
VAT applies instead — 15%
What is transfer duty in South Africa?
Transfer duty defined
Transfer duty is a tax levied on the acquisition of immovable property in South Africa, calculated on the purchase price or fair market value of the property — whichever is higher — under the Transfer Duty Act 40 of 1949. It is paid by the purchaser to SARS through the conveyancer handling the transfer, and must be paid before the property can be registered in the Deeds Office. Without the SARS transfer duty receipt, the transfer cannot be registered.
Transfer duty is calculated using a six-bracket progressive table set in the annual Budget. Properties purchased for R1,210,000 or less attract no transfer duty. Above this threshold, rates range from 3% in the first bracket to 13% on amounts above R13,310,000. Transfer duty is not payable on transactions where the seller is a registered VAT vendor and the supply is subject to VAT — in those cases, VAT at 15% replaces transfer duty entirely.
The transfer duty brackets were last significantly adjusted in Budget 2022/23. Budget 2026/27 made no changes to the brackets or the R1,210,000 zero-rate threshold — a decision that has drawn criticism from property industry bodies given that inflation has eroded the real value of the threshold since 2020.
Statutory calculator
Calculate transfer duty
The purchase price stated in the sale agreement, or the fair market value of the property if higher. SARS uses the higher of the two. Transfer duty is calculated on this amount using the six-bracket table in the Transfer Duty Act 40 of 1949.
Transfer Duty Act 40/1949 · Budget 2026/27 · SARS
Awaiting calculation
Enter the purchase price and click Calculate. Properties below R1,210,000 attract no transfer duty. Switch to Detailed Mode for VAT transaction properties.
Reference table
Transfer duty brackets — South Africa 2026/27
These are the six transfer duty brackets under the Transfer Duty Act 40 of 1949, Budget 2026/27. The brackets were not changed in Budget 2026/27. Source: SARS Budget 2026/27 Tax Pocket Guide.
| Purchase price (R) | Transfer duty | Example |
|---|---|---|
| R1 – R1,210,000 | 0% | R1,000,000 → R0 |
| R1,210,001 – R1,663,800 | 3% above R1,210,000 | R1,400,000 → R5,700 |
| R1,663,801 – R2,329,300 | R13,614 + 6% above R1,663,800 | R2,000,000 → R33,834 |
| R2,329,301 – R2,994,800 | R53,544 + 8% above R2,329,300 | R2,500,000 → R67,200 ✅ |
| R2,994,801 – R13,310,000 | R106,784 + 11% above R2,994,800 | R5,000,000 → R328,808 |
| R13,310,001 and above | R1,241,456 + 13% above R13,310,000 | R15,000,000 → R1,461,456 |
Source: Transfer Duty Act 40/1949 · SARS Budget 2026/27 Tax Pocket Guide · Unchanged from Budget 2022/23
Calculation methodology
How transfer duty is calculated — step by step
Confirm the transaction is not a VAT deal
Transfer Duty Act 40/1949 — VAT election provision
Transfer duty does not apply to transactions where the seller is a registered VAT vendor and the sale of the immovable property is subject to VAT. This is the VAT election rule — if VAT applies, transfer duty is R0. New property developments sold directly by developers are typically VAT transactions. Resale properties sold by individuals are transfer duty transactions. The conveyancer confirms which tax applies before lodging the transfer duty declaration with SARS.
Determine the dutiable value
TDA 40/1949 — purchase price or fair market value (whichever higher)
Transfer duty is calculated on the higher of the purchase price stated in the agreement of sale, or the fair market value of the property at the date of acquisition. SARS has the right to query the declared purchase price and substitute fair market value if they believe the property has been undervalued. The conveyancer declares the purchase price in the transfer duty return (TDC01) filed with SARS.
Apply the zero-rate threshold
TDA 40/1949 · Budget 2026/27 — R1,210,000 threshold
If the dutiable value is R1,210,000 or less, transfer duty is R0 and no further calculation is needed. The R1,210,000 threshold has been unchanged since the 2020 Budget and was not adjusted in Budget 2026/27. In Rand terms, this means properties priced at or below the threshold pay nothing — but the threshold has not kept pace with property price inflation, meaning an increasing proportion of first-time buyers now face transfer duty.
Calculate duty using the bracket table
TDA 40/1949 · SARS Budget 2026/27 Tax Pocket Guide
The transfer duty calculation is cumulative: take the base duty for the applicable bracket and add the marginal rate on the amount exceeding the bracket floor. For a property at R2,500,000 (fourth bracket): R53,544 base plus 8% of R170,700 (R2,500,000 minus R2,329,300) = R53,544 plus R13,656 = R67,200. The calculation is straightforward but the bracket table must be applied precisely — each bracket has a different base and marginal rate.
Pay through the conveyancer within six months
TDA 40/1949 — payment deadline
Transfer duty is paid to SARS by the conveyancer within six months of the earlier of: the date the deed of sale is signed, or the date the purchaser takes occupation or enjoyment of the property. The conveyancer files the TDC01 declaration with SARS and remits the duty. SARS issues a transfer duty receipt, which is lodged with the Deeds Office as a prerequisite for registration. Interest applies to late payment at the SARS prescribed rate.
VAT vs transfer duty
When VAT applies instead of transfer duty
This is the most important distinction in South African property transactions — and the most commonly misunderstood. The rule is straightforward: you pay either transfer duty or VAT, never both.
| Scenario | Tax payable | Reason |
|---|---|---|
| Individual sells their home | Transfer duty | Seller is not a VAT vendor |
| Developer sells new flat | VAT at 15% | Developer is a VAT vendor; supply is subject to VAT |
| Company sells investment property (VAT vendor) | VAT at 15% | Seller is VAT-registered for property dealings |
| Company sells property (not in property business) | Transfer duty | Sale is not in the ordinary course of VAT enterprise |
| Purchase below R1,210,000 (individual seller) | R0 transfer duty | Below zero-rate threshold |
Worked examples
Three transfer duty calculations — below, mid, and upper bracket
Example 1: First-time buyer — R1,100,000 (zero duty)
Example 2: Mid-range property — R2,500,000 (verified ✅)
Example 3: High-value property — R5,000,000 (fifth bracket)
Practitioner notes
Common mistakes in transfer duty calculations
Mistake 1: Confusing transfer duty and VAT transactions
The single most common error is assuming transfer duty applies to new developments sold by property developers. When the seller is a registered VAT vendor and the sale is subject to VAT, transfer duty is R0 — VAT at 15% applies instead. Buyers sometimes budget for both VAT and transfer duty on new developments, which double-counts the transaction costs. Always confirm with the conveyancer whether the transaction is a VAT deal before calculating acquisition costs.
Mistake 2: Using the purchase price before confirming it equals or exceeds fair market value
Transfer duty is calculated on the higher of the purchase price or fair market value at date of acquisition. In a distressed sale where the property is sold below market value, SARS may substitute fair market value and assess transfer duty on the higher amount. Conveyancers should obtain a current valuation for properties sold below market value to anticipate potential SARS queries before lodging the TDC01.
Mistake 3: Applying the bracket rate to the full purchase price instead of the excess
Transfer duty brackets are cumulative — each bracket's marginal rate applies only to the amount exceeding the bracket floor, not to the entire purchase price. A common mental shortcut — 'the property is in the 8% bracket therefore duty is 8% of R2,500,000' — produces a dramatically overstated result (R200,000 instead of R67,200). Always use the base duty for the bracket plus the marginal rate on the excess above the bracket floor.
Frequently asked questions
Transfer duty — common questions
What is the transfer duty threshold in South Africa in 2026?
Properties purchased for R1,210,000 or less attract no transfer duty. This threshold has been unchanged since the 2020 Budget and was not adjusted in Budget 2026/27. The zero-rate applies to the purchase price or fair market value, whichever is higher. No transfer duty return needs to be lodged for transactions below the threshold — the conveyancer notifies SARS that the transaction is exempt. First-time buyers whose purchase price is at or below R1,210,000 pay no transfer duty.
What are the transfer duty brackets in South Africa for 2026?
The six transfer duty brackets under Budget 2026/27 (unchanged from Budget 2022/23): R0–R1,210,000 at 0%; R1,210,001–R1,663,800 at 3% above R1,210,000; R1,663,801–R2,329,300 at R13,614 plus 6% above R1,663,800; R2,329,301–R2,994,800 at R53,544 plus 8% above R2,329,300; R2,994,801–R13,310,000 at R106,784 plus 11% above R2,994,800; and R13,310,001 and above at R1,241,456 plus 13% above R13,310,000. Source: SARS Budget 2026/27 Tax Pocket Guide.
How is transfer duty calculated in South Africa?
Transfer duty is calculated cumulatively using six brackets. Take the base duty for the applicable bracket and add the marginal rate on the amount exceeding the bracket floor. Example: R2,500,000 property — R53,544 base plus 8% of R170,700 (R2,500,000 minus R2,329,300) = R67,200 total. The effective rate is 2.69%. The calculation is cumulative — the marginal rate applies only to the excess above the bracket floor, not to the entire purchase price.
Do you pay transfer duty on a new development in South Africa?
No — not on most new developments. When the seller is a registered VAT vendor and the sale is a VAT transaction, transfer duty does not apply. VAT at 15% replaces it. New developments sold directly by property developers are typically VAT transactions. The buyer pays VAT (usually included in the purchase price) but no transfer duty. This is the VAT election rule under the Transfer Duty Act. Resale properties sold by individuals are transfer duty transactions, not VAT transactions.
When is transfer duty payable in South Africa?
Transfer duty must be paid within six months of the earlier of: the date the deed of sale is signed, or the date the buyer takes occupation or enjoyment of the property. The conveyancer files the TDC01 declaration with SARS and remits the duty. SARS issues a transfer duty receipt, which is lodged as a prerequisite for Deeds Office registration. Without the receipt, the transfer cannot be registered. Interest at the SARS prescribed rate applies to late payment.
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Wandile Lokwe
FAIS Key Individual · CenturionAI (Pty) Ltd · 20 years South African financial services
The transfer duty calculation encodes all six brackets from the Transfer Duty Act 40 of 1949, Budget 2026/27, exactly as published in the SARS Tax Pocket Guide. The API-verified result — R2,500,000 → R67,200.00 — was confirmed against the statutory table in May 2026. The VAT election rule is sourced from the Transfer Duty Act and SARS guidance.
All six brackets
Transfer Duty Act 40/1949 · Budget 2026/27
≤ R1,210,000
0%
R1.21M – R1.66M
3%
R1.66M – R2.33M
6% + R13,614
R2.33M – R2.99M
8% + R53,544
R2.99M – R13.31M
11% + R106,784
> R13.31M
13% + R1,241,456
Unchanged since Budget 2022/23
Key facts
Zero-rate threshold
Budget 2026/27 — unchanged
R1,210,000
Payment deadline
From transaction date
6 months
VAT transactions
VAT replaces transfer duty
No duty
SARS declaration
Filed by conveyancer
TDC01
Deeds Office
Prerequisite for registration
Receipt required
Top rate
Above R13,310,000
13%
Budget 2026/27 change
Brackets unchanged
None
LOW DISCLAIMER
Transfer duty is a factual statutory calculation. Results from this tool reflect the exact bracket table from SARS Budget 2026/27. Verify with your conveyancer before finalising acquisition cost estimates.