Buyer's Guide
Everything you need to know about buying property directly from a private owner in South Africa. This guide covers what to check, your rights, the costs involved, and the full process from viewing to getting the keys.
Important Disclaimer
This guide is for informational purposes only and does not constitute legal or financial advice. Always consult a registered conveyancer, bond originator, or financial advisor for advice specific to your situation.
Buyer's Checklist
Things to prepare and verify before purchasing:
Get bond pre-approval before viewing
Essential
Verify seller is the registered owner (title deed)
Essential
Check all compliance certificates (COCs)
Essential
Ask about known defects — get it in writing
Essential
Prepare FICA documents (ID, proof of address, income)
Essential
Budget for transfer duty, transfer fees, and bond costs
Essential
Get an independent property inspection
Recommended
Check municipal zoning and approved building plans
Recommended
Review body corporate rules (sectional title)
Recommended
Have the OTP reviewed by a conveyancer before signing
Essential
Check for existing tenants / occupants
Recommended
Visit at different times of day / week
Recommended
1. Get Your Finances in Order
Before viewing properties, get bond pre-approval from your bank or use a bond originator (like BetterBond or ooba). This tells you exactly what you can afford and shows sellers you're a serious buyer.
What banks look at:
- Income: Gross monthly income and stability of employment
- Credit score: Your credit history and existing debt
- Deposit: Having 10-20% deposit improves your rate significantly
- Affordability: Bond repayment should be max ~30% of gross income
Tip: Use the Mortgage Calculator on each OwnersOnly listing to estimate your monthly repayment. Factor in rates, levies, and insurance too.
2. What to Check When Viewing
When buying directly from an owner, there's no agent to point things out for you. Here's what to look for:
Structural Integrity
- Cracks in walls (especially diagonal)
- Sagging roof or broken tiles
- Damp patches or water stains
- Foundation issues
Services & Systems
- Water pressure in all taps
- Hot water (geyser condition)
- All electrical outlets working
- Drainage and sewage
External
- Boundary walls and fencing
- Driveway and parking condition
- Garden irrigation
- Pool pump and filter (if applicable)
Neighbourhood
- Noise levels at different times
- Security of the area
- Proximity to schools/shops
- Traffic patterns during rush hour
Consider hiring a professional property inspector (R2,500 – R5,000). They'll check things you might miss — roof spaces, underfloor, plumbing behind walls, electrical boards, and structural issues. Worth every cent for peace of mind.
3. Verify the Seller
When buying directly (without an agent), it's important to verify that the person selling is actually the registered owner. Here's how:
Check the Title Deed
Ask to see the original title deed. The registered owner's name should match the seller's ID. Your conveyancer will verify this officially.
Look for the Verified Badge on OwnersOnly
Sellers who have uploaded their ID and had it reviewed by our admin team get a "Verified Owner" badge. This adds an extra layer of trust.
Check the Deeds Office
Anyone can do a Deeds Office search (windeed.co.za or lightstone.co.za) to verify property ownership for a small fee.
Meet at the Property
Always meet the seller at the actual property. Someone who can't give you access to the property is a red flag.
4. The Offer to Purchase
The Offer to Purchase (OTP) is a legally binding contract. Once you sign it and the seller accepts, you're committed.
Key clauses to look for:
- Bond clause: Gives you 14-21 days to get bond approval. If declined, the OTP falls away.
- Inspection clause: Allows you to get a professional inspection within a set period.
- Occupation date: When you get the keys. Can be on registration or a specified date.
- Fixtures list: What stays and what goes (curtains, blinds, appliances, etc.).
- Defects disclosure: The seller's declaration of known defects.
- COC conditions: Seller must provide valid compliance certificates.
Never sign an OTP without having it reviewed by a conveyancer. It's worth R2,000-R5,000 for professional review — far less than the cost of a bad contract. Don't let the seller pressure you into signing on the spot.
5. FICA Documents You'll Need
The Financial Intelligence Centre Act (FICA) requires identity verification for all property transactions. Your conveyancer will need:
Certified copy of ID or passport
Proof of address (not older than 3 months)
3 months' bank statements
Latest payslip or proof of income
Marriage certificate or ANC (if married)
Tax number
6. What It Costs to Buy
Beyond the purchase price, budget for these additional costs:
| Cost | Estimate |
|---|---|
| Transfer duty (SARS) | 0% (under R1.1M) to 13% of purchase price |
| Transfer fees (conveyancer) | R8,000 – R65,000 depending on price |
| Deeds office fees | R500 – R4,000 |
| Bond registration fees | R8,000 – R50,000 (if financing) |
| Bond initiation fee | ~R6,000 (charged by the bank) |
| Property inspection (optional) | R2,500 – R5,000 |
| OTP legal review | R2,000 – R5,000 |
| Moving costs | R3,000 – R15,000 |
Rule of thumb: Budget an additional 8-10% of the purchase price for all transfer and bond-related costs. Each listing on OwnersOnly has a Transfer Costs calculator in the sidebar to help you estimate.
7. Your Rights as a Buyer
Consumer Protection Act (CPA)
The seller must disclose all known defects. The old "voetstoots" clause is weakened — sellers can't hide behind it if they knew about a defect.
Cooling-off Period
If the property was marketed to you directly (not through your own search), you may have a 5-day cooling-off period under the CPA. However, this is debatable for private sales — get legal advice.
Bond Clause Protection
If your OTP includes a bond clause and your bond application is declined, the OTP falls away and your deposit should be refunded.
Right to Independent Advice
You always have the right to have any contract reviewed by your own attorney or conveyancer before signing.
Offer to Purchase (OTP) Guide
Understand every clause of the OTP before signing. Learn about suspensive conditions (like bond approval), common mistakes, and your rights under the CPA.
Read the OTP Guide