Thinking of selling your home and making a fresh start in 2027? Before you make your move, avoid these three costly property mistakes.

A new year often brings the desire for change.

Perhaps your family needs more space. Maybe the children have moved out, and you're ready to downsize. Or perhaps you're simply dreaming of a different neighbourhood and a lifestyle that better suits your needs.

Whatever your reason, moving home is an exciting prospect.

But there's one thing that can quickly turn that excitement into financial stress: making the wrong decisions before you've done your homework.

Buying and selling property involves more than finding your dream home and putting a price tag on your current one.

Here are three mistakes South African homeowners should avoid when planning their next move.

Mistake 1: Pricing Your Home Based on What You Want, Not What It's Worth

Your home holds years of memories, improvements and emotional value.

You remember what you paid for it, how much you spent renovating the kitchen and the money invested in creating your dream entertainment area.

Naturally, you want the best possible selling price.

But here's the challenge.

What your home means to you and what buyers are prepared to pay are not necessarily the same thing.

One of the biggest mistakes sellers can make is choosing an asking price based on emotional attachment, personal financial needs or a neighbour's advertised price.

An asking price isn't proof of market value.

Buyers can compare properties online, and an overpriced home may struggle to compete with similar properties offering better value.

Consider this hypothetical example.

You believe your property is worth R4.5 million, but comparable recently sold properties suggest a market value closer to R4.1 million.

Listing at R4.5 million might seem like a good negotiating strategy.

However, if buyers consider the property overpriced, you could receive fewer enquiries, spend longer on the market and eventually need to reconsider your asking price.

None of these outcomes is guaranteed, but they are risks worth understanding.

What should you do instead?

Before listing, request a professional comparative market analysis that considers:

  • Recent sales of comparable properties.

  • Current competing listings.

  • Property condition, location and features.

  • Buyer demand in your particular neighbourhood.

  • Current market conditions.

And remember, pricing is only one part of the equation.

Professional photography, compelling video tours, targeted digital advertising and broad online exposure can all form part of an effective marketing strategy.

LUXLIV TIP: The goal isn't simply to list your home at the highest possible price. It's to position it competitively and attract qualified buyers while working towards the best achievable selling price.

Mistake 2: Forgetting What It Actually Costs to Move

You've found a beautiful new home.

The purchase price fits your budget, and the monthly bond repayment looks manageable.

Everything seems perfect.

But have you calculated what it will actually cost to sell your existing property and buy another?

This is where many homeowners can underestimate the financial commitment.

The costs of selling

Depending on your circumstances, these may include:

  • Estate agent commission.

  • Bond cancellation and associated legal costs.

  • Required compliance certificates and related repairs.

  • Moving and relocation expenses.

  • Outstanding municipal or levy amounts that need to be settled.

  • Capital gains tax, where applicable.

The costs of buying

Buyers may also need to budget for:

  • Transfer duty, where applicable.

  • Conveyancing and transfer fees.

  • Bond registration and bank initiation fees.

  • A deposit, if required.

  • Moving expenses and possible immediate repairs.

  • Municipal rates, levies, insurance and ongoing maintenance.

What does transfer duty look like in South Africa?

According to the South African Revenue Service, the transfer-duty rates applicable from 1 April 2026 remain unchanged for the 2027 tax year.

For qualifying transactions subject to transfer duty:

Property purchase price Transfer duty
R1,000,000 R0
R1,500,000 R8,700
R2,000,000 R33,787
R3,000,000 R107,356

These amounts exclude legal fees, bond registration and other costs. Transactions subject to VAT may receive different tax treatment.

Consider this: On a R3 million property, transfer duty alone is R107,356 under the current rates.

That's a substantial upfront expense to overlook.

And the financial considerations don't end when you receive the keys.

Your new property may have higher municipal rates, estate levies, insurance premiums or maintenance costs.

A bigger home doesn't just come with more space. It can also come with bigger ongoing expenses.

What should you do instead?

Before making an offer, prepare a complete moving budget.

Ask your conveyancer for an estimate of transfer and bond registration costs, and obtain a settlement figure from your existing bond provider.

Compare the total monthly ownership costs of your current and proposed homes.

LUXLIV TIP: Don't base your next move solely on the selling and purchase prices. Work out what you'll actually have available after selling and what the new property will cost to own.

Mistake 3: Rushing Into a Property Decision Because It's a New Year

There's something motivating about the start of a new year.

New goals. New plans. New beginnings.

But a property purchase is a significant financial commitment, and it deserves more consideration than a New Year's resolution.

Perhaps you've found a home that looks perfect online.

The photographs are beautiful, the kitchen is stunning, and the entertainment area is exactly what you've always wanted.

You immediately imagine living there.

But have you checked everything that matters?

Before making an offer, ask yourself:

Does the location work for your daily life?

Consider commuting distances, nearby amenities, schools, traffic and transport costs.

Can you comfortably afford the property?

A bank's willingness to lend a particular amount doesn't automatically mean that borrowing the maximum is right for your lifestyle and financial goals.

Have you investigated the property's condition?

Under South Africa's Property Practitioners Act, a property practitioner must obtain a completed and signed mandatory disclosure form from the seller before accepting a mandate.

However, the disclosure form is not a guarantee that the property is free from defects.

Buyers should still inspect the property carefully and consider obtaining specialist inspections where appropriate.

Have you checked the property's rules and restrictions?

If you're buying in an estate or sectional-title development, review the applicable conduct rules, levies and restrictions.

You should also establish whether title-deed conditions or other legal restrictions could affect your intended use of the property.

Are you clear about the conditions of your offer?

Understand any bond-approval conditions, occupation arrangements, deposits, deadlines and other contractual obligations before signing.

And what if you're selling and buying simultaneously?

Timing becomes especially important.

You may need to coordinate the sale of your current home with the purchase of your next property.

Depending on the transaction, this could involve an offer subject to the sale of your existing property, temporary accommodation or carefully negotiated occupation dates.

These arrangements should be properly documented in the relevant agreements.

LUXLIV TIP: Fall in love with the home, but make the decision with your head. A beautiful property should also make financial, practical and lifestyle sense.

Make 2027 the Year You Move Smarter

A new address can represent an exciting new chapter.

More space for a growing family. A smaller home with fewer responsibilities. A shorter commute. Or simply a lifestyle that feels right for where you are today.

But making the right move starts long before the moving truck arrives.

It starts with understanding your property's realistic market value, preparing for the full financial commitment and making informed decisions rather than rushed ones.

Because the goal isn't just to move into a new home. It's to move into a better future.

Thinking of Making a Move in 2027?

At LUXLIV Property Group, we believe successful property transactions begin with informed decisions and a well-planned strategy.

Whether you're selling, buying, upgrading or downsizing, our team can help you navigate your next move with confidence.

Start by finding out what your current home could be worth.

Request Your Property Market Estimate

LUXLIV Property Group

Your Property. Our Passion.