Selling property privately in South Africa: the 8-step guide

Agent commission in South Africa typically sits between 5% and 7% plus VAT. On a R1.5m house that's R86,000 to R120,000 — money you keep by selling privately. It's more work, but it's doable. Here's the process.

Step 1: Get a realistic market price

Pull recent sales in your suburb from Lightstone (lightstonedata.co.za) or Property24 Sold Listings. Ignore asking prices — look at actual sold prices. Adjust for your property's condition, size, and features.

Step 2: Get your compliance certificates ready

Before listing, line up your certificates — they're required for transfer:

• Electrical Compliance Certificate (CoC) — valid for 2 years
• Gas Compliance Certificate — if you have gas appliances
• Electric fence certificate — if applicable
• Beetle certificate — required in some coastal areas
• Plumbing certificate — required in Cape Town

Step 3: Make the place show-ready

Deep clean, declutter, fix the small things (leaking taps, broken tiles, dead bulbs). Fresh paint on trim makes a bigger impression than expensive renovations. Tidy the garden. First impressions convert viewings to offers.

Step 4: Take 20+ photos and a floor plan

Bright natural light, shot from corners to make rooms look bigger. Include the street view, every room, garden, pool, garage. A rough floor plan (even hand-drawn) increases enquiries by a lot.

Step 5: Write an honest, detailed listing

Include: exact suburb, erf size, floor size, bedrooms, bathrooms, garages, pool, solar, features, what's included (appliances, curtains), rates and levies, and any known issues. Buyers trust honesty and punish over-selling.

Step 6: Screen viewings

Ask for name, contact number, and whether they're pre-approved for finance or cash buyers. Never give your home address to anyone who won't share theirs. Group viewings on the same day for safety and efficiency.

Step 7: Negotiate, then get everything in writing

When you accept an offer, use an Offer to Purchase template (Legal Wise sells one, or ask a conveyancer). Never sell on a handshake. Conditions typically include: bond approval within 30 days, compliance certificates, occupation date.

Step 8: Use a conveyancer for transfer

You cannot skip this step — only a registered conveyancer can transfer property in SA. The buyer's bond lawyer usually also handles the transfer. Budget R25,000–R50,000 in transfer fees (buyer pays these, not you).

Timeline from accepted offer to money in your account: typically 8–12 weeks. Cash buyers can be faster. Bond approvals can be slower, especially in December and January.