Capital Gains Tax on Property in South Africa — Complete Guide (2026)
Reviewed & Verified
Written by the Independent Editorial Team · Reviewed & Verified by Solly Maanaso, CA(SA)
When you sell a property in South Africa, capital gains tax (CGT) may apply to the profit you make. However, if the property is your primary residence, you may qualify for an exclusion of up to R3,000,000 — meaning most home sellers pay no CGT at all.
Budget 2026 (25 February 2026): The primary residence CGT exclusion was increased from R2,000,000 to R3,000,000. This is the key change for property sellers in 2026/2027.
Note: The SARS Primary Residence page (sars.gov.za/.../primary-residence/) still shows examples using R2,000,000 as at June 2026 and has not yet been updated. The CGT rates page (updated 25 February 2026) is the authoritative source — R3,000,000 is the current exclusion.
Sale proceeds
− Base cost (what you paid + costs)
= Capital gain
Capital gain − Primary residence exclusion (if applicable)
= Net capital gain
Net capital gain − Annual exclusion (R50,000 for individuals)
= Taxable capital gain before inclusion
Taxable capital gain × Inclusion rate (40% for individuals)
= Taxable capital gain (added to your income)
Taxable capital gain × Your marginal income tax rate
= CGT payable
Source: Eighth Schedule to the Income Tax Act 58 of 1962; SARS Budget 2026 FAQ
CGT rates for property (2026/2027)
Taxpayer type
Inclusion rate
Max effective CGT rate
Individual
40%
18% (40% × 45% top rate)
Company
80%
21.6%(80% × 27%)
Non-special trust
80%
36%(80% × 45%)
What is base cost?
Base cost is what you paid for the property plus all allowable costs associated with acquiring, improving, and selling it:
Base cost components
Examples
Purchase price
The price you paid when you bought
Acquisition costs
Transfer duty, conveyancing fees, bond registration costs
Improvement costs
Extensions, renovations — capital in nature (not repairs/maintenance)
Selling costs
Estate agent commission, conveyancing fees on sale
Source: Eighth Schedule to the Income Tax Act 58 of 1962; SARS Comprehensive Guide to CGT (LAPD-CGT-G01)
Annual exclusion reminder: Every individual receives an R50,000 annual CGT exclusion — this is deducted from your net capital gain after the primary residence exclusion. It applies to all capital gains in the year, not just property.
The primary residence exclusion — R3,000,000 (Budget 2026)
If you make a gain of R3,000,000 or less on the sale of your primary home, you pay zero CGT.
If you sell a property that qualifies as your primary residence, the first R3,000,000 of the capital gain (or loss) is excluded from CGT entirely. This applies before the R50,000 annual exclusion.
Accuracy note: The SARS CGT rates page (updated 25 February 2026) states the primary residence exclusion is R3,000,000. The SARS Primary Residence page (sars.gov.za/types-of-tax/capital-gains-tax/.../primary-residence/) still uses examples based on R2,000,000 and has not been updated as of June 2026. The R3,000,000 figure from the Budget 2026 announcement on the CGT rates page is the authoritative current figure. If you are planning a sale, always confirm at sars.gov.za.
What qualifies as a primary residence?
A property qualifies as your primary residence if:
It is a dwelling (a structure used for residential purposes)
You ordinarily reside or resided in it (it was your main home — not just one of several homes)
You or a qualifying person (such as your spouse or dependent) used it as their primary place of residence for at least part of the ownership period
You can only have one primary residence at a time.
Source: Eighth Schedule (Paragraphs 44–50) to the Income Tax Act 58 of 1962; SARS — Primary Residence page
The 2-hectare rule
The primary residence exclusion includes the dwelling and up to 2 hectares of land directly associated with it. If your property is larger than 2 hectares, the portion of the gain attributable to land exceeding 2 hectares does not qualify for the exclusion.
If you did not live in the property for the entire ownership period (e.g., you rented it out for some years before moving in), the exclusion is pro-rated based on the proportion of time it was your primary residence during the period of ownership from the valuation date (1 October 2001).
Home office and partial business use — how it affects CGT
If you used part of your primary residence for business purposes (e.g., a home office), the gain must be apportioned between the primary residence portion (qualifying for the exclusion) and the business-use portion (which does not qualify).
How the apportionment works
The apportionment is based on the proportion of the property used for business relative to the total property.
Example confirmed by SARS (10% home office)
Total capital gain on sale
R3,000,000
Primary residence portion (90%)
R2,700,000 → fully covered by R3m exclusion
Business-use portion (10%)
R300,000 → subject to CGT
The R3,000,000 primary residence exclusion is applied to the R2,700,000 primary residence portion. The R300,000 business-use portion is taxed as a capital gain (less the R50,000 annual exclusion if not already used).
Important note — claiming home office depreciation during ownership:
If you have been claiming tax depreciation (wear and tear) on your home office during the years you used it for business, this reduces your base cost — which increases the capital gain on sale. Consult a tax practitioner if you have claimed home office deductions historically.
Joint ownership — how the R3,000,000 exclusion is shared
Where two or more people jointly own a primary residence, the R3,000,000 exclusion is apportioned between them in proportion to their ownership interest.
Example — 50/50 married couple
Total capital gain on sale
R4,000,000
Each spouse's share of gain (50%)
R2,000,000
Each spouse's exclusion (50% of R3m)
R1,500,000
Remaining gain for each spouse
R500,000
Both spouses use their own annual exclusion: In the 50/50 example above, each spouse will deduct their own R50,000 annual exclusion from their R500,000 remaining gain, leaving R450,000 taxable for each. They do not share one annual exclusion.
Example — 80/20 ownership
Partner A (80% interest) exclusion
R2,400,000 (80% of R3m)
Partner B (20% interest) exclusion
R600,000 (20% of R3m)
Each applies their apportioned exclusion to their share of the gain.
CGT on investment and rental property
If you sell a property that is NOT your primary residence — a rental property, investment flat, vacant land, or holiday home — the full capital gain is subject to CGT (after the R50,000 annual exclusion).
Sale proceeds
− Base cost
= Capital gain
Capital gain − R50,000 annual exclusion
= Net capital gain
Net capital gain × 40% inclusion rate (individuals)
= Taxable capital gain (added to taxable income)
Taxable capital gain × Marginal income tax rate
= CGT payable
Worked example — rental property
A seller with a marginal income tax rate of 36% sells a rental property.
Purchased: R800,000 in 2010
Acquisition costs: R50,000 transfer duty + R20,000 legal fees
Improvements: R200,000 kitchen renovation
Selling costs: R80,000 agent commission
Rental Property CGT Calculation
Total base cost (R870k + R200k + R80k)
R1,150,000
Sale price
R2,500,000
Capital gain
R1,350,000
Less: Annual exclusion
(R50,000)
Net capital gain
R1,300,000
Inclusion rate (40%)
R520,000 (added to taxable income)
CGT payable (at 36% marginal rate)
R187,200
Effective CGT rate on gain
13.9% (R187,200 ÷ R1,350,000)
Source: Eighth Schedule to the Income Tax Act 58 of 1962; SARS Budget 2026 FAQ
What CAN be included in base cost?
Original purchase price
Transfer duty and legal fees at purchase
Bond registration costs
Renovations and capital improvements
Legal fees and estate agent commission on sale
What CANNOT be included?
Routine repairs and maintenance (deducted as rental expenses, not base cost)
Bond interest
Rates and taxes (already deducted as rental expenses)
Non-residents selling South African property — Section 35A
When a non-resident seller disposes of South African immovable property, the buyer is legally required to withhold a portion of the sale proceeds and pay it to SARS as an advance CGT payment under Section 35A of the Income Tax Act.
Non-resident seller type
Withholding rate (on gross proceeds)
Individual
5%
Company
7.5%
Trust
10%
The buyer withholds — not the seller: The withholding obligation falls on the buyer (or their conveyancer).
Advance payment: It is an advance payment against the seller's final CGT liability. If the withheld amount exceeds the actual CGT, the non-resident can apply for a refund via their South African tax return.
Minimum threshold: The withholding does not apply if the purchase price is R2,000,000 or less.
How to legally reduce your CGT on a property sale
1
Qualify for primary residence
Confirm your property qualifies for as much of the ownership period as possible. Partial occupation reduces the exclusion.
2
Maximise your base cost
Include every allowable cost — transfer duty, legal fees, all capital improvements, and commission. Keep all receipts.
3
Use the R50k annual exclusion
Plan your sale for a year when you have not already used your R50,000 annual exclusion on other disposals.
4
Spread gain across tax years
If feasible, consult a practitioner about timing the sale agreement to manage when the disposal is triggered.
5
Joint ownership (Double benefit)
Co-owners use their own individual annual exclusions (e.g., R50,000 × 2 = R100,000) and apportioned primary residence exclusions.
6
Age 55+ small business
Selling a small business? A separate R2.7m exclusion applies (market value ≤R15m). This is different from the primary residence exclusion.
Always consult a registered tax practitioner before finalising a large property sale — the interaction of primary residence exclusion, annual exclusion, and timing can significantly affect your liability.
Quick Property CGT
Worked examples — CGT on property sale (2026/2027)
Example 1: Primary residence — gain under R3,000,000 (no CGT)
Sale price
R3,500,000
Base cost (purchase + transfer duty + improvements)
R1,200,000
Capital gain
R2,300,000
Less: Primary residence exclusion
(R3,000,000 — covers full gain)
Less: Annual exclusion
not needed
CGT payable
R0
Example 2: Primary residence — gain above R3,000,000 (Marginal rate: 41%)
Sale price
R6,500,000
Base cost
R1,800,000
Capital gain
R4,700,000
Less: Primary residence exclusion
(R3,000,000)
Net capital gain after primary exclusion
R1,700,000
Less: Annual exclusion
(R50,000)
Net capital gain
R1,650,000
× Inclusion rate (40%)
R660,000 added to taxable income
× Marginal tax rate (41%)
R270,600 CGT payable
Effective CGT rate on total gain
5.8% (R270,600 ÷ R4,700,000)
Example 3: Rental / investment property (Marginal rate: 36%)
Sale price
R2,500,000
Base cost
R1,150,000
Capital gain
R1,350,000
Less: Annual exclusion
(R50,000)
Net capital gain
R1,300,000
× Inclusion rate (40%)
R520,000 added to taxable income
× Marginal tax rate (36%)
R187,200 CGT payable
Effective CGT rate on gain
13.9% (R187,200 ÷ R1,350,000)
These examples assume single ownership, no home office use, and the 2026/2027 rates. Your actual CGT liability depends on your full tax position, exact base cost, and applicable marginal rate. Consult a registered tax practitioner for your specific situation.
Source: Eighth Schedule to the Income Tax Act 58 of 1962; SARS Budget 2026 FAQ (inclusion rates); SARS CGT rates page (25 February 2026)
Frequently Asked Questions
If the property is your primary residence, you may be exempt from CGT on the first R3,000,000 of capital gain. This exclusion was increased from R2,000,000 to R3,000,000 by Budget 2026 (effective 25 February 2026). If your total capital gain from the sale is R3,000,000 or less, no CGT is payable (before even using the R50,000 annual exclusion). If your gain exceeds R3,000,000, only the amount above R3,000,000 is subject to CGT.
For the 2026/2027 tax year (1 March 2026 – 28 February 2027), the primary residence CGT exclusion is R3,000,000. This means the first R3,000,000 of a capital gain (or loss) on the disposal of your primary residence is excluded from CGT. This increased from R2,000,000 following Budget 2026 (announced 25 February 2026).
Capital gain = sale proceeds minus base cost (purchase price + transfer duty + legal fees + improvements + selling costs). For a primary residence: subtract the R3,000,000 exclusion from the gain. For all property: subtract the R50,000 annual exclusion. Multiply the remaining gain by the 40% inclusion rate (for individuals). The result is added to your taxable income and taxed at your marginal income tax rate. The maximum effective CGT rate for individuals is 18% (40% × 45% top rate).
Yes. A rental or investment property does not qualify for the primary residence exclusion. The full capital gain (sale price minus base cost) is subject to CGT, less the R50,000 annual exclusion. The gain is multiplied by the 40% inclusion rate (individuals) and taxed at your marginal rate. For an individual in the 36% bracket, the maximum effective CGT rate is 14.4% (40% × 36%).
The R3,000,000 primary residence exclusion is apportioned between co-owners in proportion to their ownership interest. If you each own 50%, each of you gets an exclusion of R1,500,000 (50% × R3,000,000). Each of you also applies your own R50,000 annual exclusion to your share of any remaining gain.
Yes. If you used part of your home for business purposes, only the portion attributable to the primary residence qualifies for the exclusion. For example, if 10% of your home was used as a home office and your total gain is R3,000,000, then 90% of the gain (R2,700,000) qualifies as primary residence gain. The R3,000,000 exclusion covers this fully. The remaining 10% (R300,000 business-use portion) is subject to CGT.
Under Section 35A of the Income Tax Act, when a non-resident sells South African immovable property, the buyer must withhold a portion of the gross proceeds and pay it to SARS as an advance CGT payment: 5% for individual non-resident sellers; 7.5% for companies; 10% for trusts. This withholding is not a final tax — the non-resident files a South African tax return and may receive a refund if the withheld amount exceeds actual CGT. The withholding does not apply if the purchase price is R2,000,000 or less.
Last reviewed: June 2026. Next review: after Budget Speech February 2027. Priority update trigger: if SARS updates the Primary Residence page to reflect R3,000,000 — remove the discrepancy note at that point.