Transfer duty on R 4 000 000
Transfer duty is a tax the buyer pays to SARS when a property changes hands, worked out on the purchase price or the market value if that is higher. At R 4 000 000 the duty is R 217 356.00. That is 5.43% of the price, so for every R 100 000 of price about R 5 434 goes to duty on average.
How it is worked out
Transfer duty is charged on a sliding scale. The price is split into bands and each band has its own rule. The calculator finds the band your price falls in and applies that rule. These are the bands for 2026/27:
| Price band | Duty |
|---|---|
| R 0 to R 1 210 000 | no duty |
| R 1 210 001 to R 1 663 800 | 3% of the value above R 1 210 000 |
| R 1 663 801 to R 2 329 300 | R 13 614 plus 6% of the value above R 1 663 800 |
| R 2 329 301 to R 2 994 800 | R 53 544 plus 8% of the value above R 2 329 300 |
| R 2 994 801 to R 13 310 000 | R 106 784 plus 11% of the value above R 2 994 800 |
| Above R 13 310 000 | R 1 241 456 plus 13% of the value above R 13 310 000 |
For R 4 000 000 the working is:
- Price: R 4 000 000.
- Band: R 2 994 801 to R 13 310 000.
- Rule for that band: R 106 784 plus 11% of the value above R 2 994 800.
- Amount above R 2 994 800: R 1 005 200, so 11% of that is R 110 572.
- Transfer duty: R 106 784 + R 110 572 = R 217 356.00.
Prices near R 4 000 000
| Purchase price | Transfer duty | Share of price |
|---|---|---|
| R 2 500 000 | R 67 200 | 2.69% |
| R 3 000 000 | R 107 356 | 3.58% |
| R 3 500 000 | R 162 356 | 4.64% |
| R 4 000 000 | R 217 356 | 5.43% |
| R 5 000 000 | R 327 356 | 6.55% |
| R 6 000 000 | R 437 356 | 7.29% |
| R 8 000 000 | R 657 356 | 8.22% |
Each extra R 1 000 000 on the price adds R 110 000 of duty at this level, which is 11% of the extra amount.
What is not included
- Transfer attorney fees, bond attorney fees and Deeds Office fees depend on the firm and the price. Ask for a written quote. We do not estimate them here.
- If you buy from a VAT-registered developer, VAT of 15% is already in the price and no transfer duty is payable.
- Transfer duty is paid in cash and is not normally part of the bond.
- The bands apply to the 2026/27 tax year and can change in the Budget Speech each February.
Work it out for your own numbers
This page uses fixed example inputs. To change the figures, use the full transfer duty calculator. It recalculates as you type and nothing you enter leaves your browser.
To see what the monthly bond payment could be, see the bond repayment calculator.
More prices
- Lower: R 3 500 000
- Higher: R 5 000 000
- All amounts: Transfer duty