How to buy property in South Africa from abroad

Last checked 2026-10-03

South Africa has one of the continent's most established property systems. Foreigners and non-residents can own property without a general cap, and a transfer is only complete when the Deeds Office registers it. Every sale goes through a conveyancing attorney.

The steps

  1. Make a written offer to purchase. Once both sides sign, it is a binding sale agreement, so have it checked first.
  2. The seller usually appoints the conveyancer, but you can ask your own attorney to review the agreement.
  3. Complete FICA identity checks with the conveyancer and bank.
  4. Send funds through a South African bank. Money from abroad is recorded on a deal receipt; keep it, because it is needed to take the money out again later.
  5. Pay transfer duty if it applies. From 1 April 2025 none is due up to R1,210,000, rising in bands to 13% of the value above R13,310,000.
  6. The conveyancer lodges the transfer at the Deeds Office. Ownership passes when it is registered.

If you are a non-resident

The title deed is endorsed "non-resident". When a non-resident later sells for more than R2 million, the conveyancer must withhold part of the price as an advance on tax (section 35A of the Income Tax Act).

Selling or letting from abroad

Non-residents can own and sell property in South Africa, and every transfer goes through a conveyancing attorney and the Deeds Office. The main differences for a seller abroad are a tax the buyer withholds from the price, and getting the money out.

Selling from abroad

  1. The seller usually appoints the conveyancing attorney, who prepares the transfer and lodges it at the Deeds Office. You can sign the transfer documents abroad; ask the conveyancer how they must be witnessed or authenticated.
  2. If you are not tax resident in South Africa and the price is over R2 million, the buyer must withhold 7.5% of the price for an individual seller (10% for a company, 15% for a trust) and pay it to SARS under section 35A of the Income Tax Act. It counts towards the tax on your gain, which you settle by filing a South African tax return.
  3. You can ask SARS to withhold less, or nothing, for example if you sold at a loss, using form NR03 before the transfer. SARS usually decides within 21 business days.
  4. Capital gains tax applies to non-residents selling South African property. Plan the return with a South African tax practitioner.
  5. Have the proceeds paid out through your bank (an authorised dealer), which handles the exchange control paperwork for sending money abroad.

Letting it out from abroad

  • Rent from South African property is taxable in South Africa even if you live abroad. Register with SARS and declare it.
  • Use a written lease and a registered letting agent, and have rent paid into your own account.

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Common questions

Can foreigners buy property in South Africa?

Yes. Foreign individuals, companies and trusts can buy property in South Africa without a general ownership cap or a foreign-buyer surcharge.

How much is transfer duty in South Africa?

From 1 April 2025, no transfer duty is due on properties up to R1,210,000. Above that it rises in bands, reaching 13% of the value above R13,310,000. New properties sold by VAT-registered developers carry VAT instead.

When do I own the property?

When the Deeds Office registers the transfer into your name. Signing the offer to purchase and paying are not enough on their own.

Do non-residents pay tax when selling property in South Africa?

Yes. Capital gains tax applies, and if the price is over R2 million the buyer withholds 7.5% for an individual seller (10% for a company, 15% for a trust) and pays it to SARS towards that tax.

Can I reduce the 7.5% withheld from my sale?

You can ask SARS for a directive to withhold less, or nothing, for example if you sold at a loss, using form NR03 before transfer. SARS usually decides within 21 business days.

Who handles the transfer when I sell from abroad?

A conveyancing attorney, usually appointed by the seller, prepares the transfer and lodges it at the Deeds Office. You can sign the documents abroad.

Can I list my own property on ResidentFinder?

Yes. Owners can list a home for sale or for rent themselves, without an agent, and listing is free. Buyers and renters contact you directly through ResidentFinder.

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Sources

This guide is general information, not legal advice, and is not definitive. Laws, fees and procedures change; confirm every step with a licensed lawyer in the country before you pay anything.