One of the most common questions from sellers considering the private route is: what does it actually cost? The honest answer is - significantly less than selling with an agent, but not zero. Here's a complete breakdown.
The Costs You Can't Avoid (Regardless of How You Sell)
Whether you sell privately or through an agent, these costs apply:
Compliance Certificates
Before transfer can be registered, you must provide compliance certificates for your property. The specific certificates required depend on your property and province, but typically include:
- Electrical Certificate of Compliance (COC): A registered electrician inspects and certifies your wiring. Cost: R1,500 to R4,000 depending on the size and condition of the property.
- Gas Certificate: Required if you have gas installations. Cost: R800 to R2,000.
- Electric Fence Certificate: Required if you have an electric fence. Cost: R500 to R1,500.
- Beetle/Entomologist Certificate: Required in some provinces (Western Cape, KwaZulu-Natal) for older properties with wooden elements. Cost: R800 to R2,500 plus treatment costs if infestation found.
Bond Cancellation Costs
If you have a bond on the property:
- Bond cancellation attorney fees: R4,000 to R8,000
- Notice period: Most banks require 90 days' notice to cancel a bond. If you haven't given notice, they charge a penalty equivalent to 90 days' interest. On a R1.5 million bond at 11.25%, that's approximately R37,500.
Solution: notify your bank as soon as you've decided to sell.
Rates and Levy Clearances
Any outstanding rates or levies must be settled before transfer. Your conveyancer will arrange clearance certificates, but you'll need to ensure your accounts are up to date and may need to pre-pay several months in advance.
The Costs Specific to Selling Privately
Property Listing Fees
Private sellers can list on Property24 and Private Property. Current approximate costs:
- Property24 private listing: R600 to R1,200 per month
- Private Property listing: Similar pricing
- Enhanced listings (featured placement, additional photos): R500 to R2,000 additional per month
Professional Photography
Good property photography is not optional if you want competitive results. Professional property photography costs R1,500 to R4,000 depending on the photographer and the size of the property.
Copywriting
Some sellers write their own listing copy; others hire a copywriter. A professional property listing description costs R500 to R1,500.
Floor Plan
Not essential but useful for buyers. A basic floor plan costs R500 to R1,500.
Total Private Sale Costs: A Realistic Range
For a straightforward property sale:
| Item | Low Estimate | High Estimate |
|---|---|---|
| Electrical COC | R1,500 | R4,000 |
| Gas/fence/beetle certificates | R800 | R5,000 |
| Bond cancellation fee | R4,000 | R8,000 |
| Bond notice penalty (if applicable) | R0 | R37,500 |
| Listing fees (2 months) | R1,200 | R2,400 |
| Photography | R1,500 | R4,000 |
| Copywriting + floor plan | R500 | R3,000 |
| Total | ~R9,500 | ~R63,900 |
Compared to Selling with an Agent
On a R2 million property at 6% commission plus VAT, an agent costs R138,000.
Even in the high scenario above (which includes a maximum bond notice penalty), a private sale costs R63,900 - a saving of R74,100.
More typically, a private sale costs R15,000 to R25,000, saving R100,000+ compared to a full agent commission.