Relocating To Cape Town: A Luxury Buyer’s Move Checklist

Thinking about trading stateside schedules for Atlantic Seaboard sunsets? If you are a US‑based luxury buyer planning a move to Cape Town, you want a clear plan that protects your time, capital, and privacy. This guide walks you through the essentials: legal status, buying mechanics, funding and exchange control, shipping logistics, and day‑one lifestyle details. Use it to build your move timeline with confidence. Let’s dive in.

Confirm your right to stay

Buying a home in South Africa does not grant residency. As a foreign national, you can own property, but you still need the correct visa or permit to live in the country. Review your options with an immigration professional and verify the current Department of Home Affairs requirements. For property ownership rules, see this overview for foreign buyers in South Africa, including exchange control basics and repatriation of funds after a sale: foreigners can buy property in South Africa.

Plan your tax status in parallel. South Africa treats you as a tax resident if you are ordinarily resident or if you meet a physical‑presence test. Tax residents are taxed on worldwide income; non‑residents are taxed on South African‑source income only. Review the rules here and consult a cross‑border tax advisor early: SARS guidance for tax and non‑residents.

Plan your funds and finance

Banks lend conservatively to non‑residents. Many lenders cap loans at around 50 percent of the purchase price for buyers without a long‑term work permit, which means you should plan for approximately a 50 percent deposit introduced from offshore funds. For current lender expectations and documents required, see this overview of non‑resident financing in 2025: how to access a South African mortgage as a non‑resident.

Practical steps:

• Open a South African non‑resident bank account and route your deposit through a local bank so the origin of funds is recorded for exchange control.
• Ask your conveyancer and bank to ensure your title is properly endorsed so proceeds can be repatriated on resale.
• Gather documents early: passport, proof of address, bank statements, tax returns, and source‑of‑funds confirmations.

Know the purchase steps

Cape Town’s transfer process is structured and attorney‑led. Expect these milestones after your offer is accepted:

• Offer to Purchase signed and deposit paid into the conveyancer’s trust account.
• If financing, apply for a local bond and satisfy bank conditions.
• Seller secures compliance certificates and rates clearance, then the conveyancer lodges at the Deeds Office.
• Registration and key handover.

Typical registration timing is about 6 to 12 weeks from a signed offer, depending on bond approval, municipal clearances, and Deeds Office workload. For process timing, see this conveyancing overview: property transfers and timelines.

Budget the full cost

In addition to the price, budget for these buyer costs:

• Transfer duty (if the sale is not subject to VAT). As of 1 April 2025, duty is nil up to R1,210,000, then progressive, reaching 13 percent on the top bracket. Always confirm the current brackets in the official table: SARS transfer duty guide.
• Conveyancer’s fee plus VAT and Deeds Office fees.
• Bond registration and initiation fees if you use local financing.
• Municipal rates clearance and pro‑rata rates or levies.

Ask your conveyancer for a line‑item estimate based on your target price.

Ship goods, vehicles, and pets

If you are permanently changing your residence to South Africa, you may qualify for duty and VAT relief on household goods and one motor vehicle. Conditions apply, including documentation and a minimum period before disposal of the items. Review the relief framework and prepare inventories and proofs of residence change: import relief for bona fide immigrants.

Helpful pointers:

• Book sea freight 6 to 10 weeks ahead. Customs clearance requires you or your appointed agent in country.
• Start pet import permits and vaccinations months in advance to avoid travel delays.

Neighborhood context to shortlist

Cape Town’s luxury market centers on a few prime areas with scarce supply and strong demand. The Atlantic Seaboard (Clifton, Camps Bay, Bantry Bay, Fresnaye, Llandudno), City Bowl pockets such as Higgovale, and Southern Suburbs like Constantia and Bishopscourt consistently rank among the country’s highest‑value neighborhoods. For current price context, see this data‑backed roundup of top suburbs: South Africa’s most expensive suburbs.

Focus your shortlist on lifestyle fit, commute patterns, and build potential. If you plan to renovate or build, review zoning overlays, heritage constraints, and site fundamentals before committing.

Power, security, and home systems

South Africa experiences periodic load‑shedding. Many prime properties in Cape Town already have comprehensive backup systems. During inspections, ask for details on generators, solar, batteries, inverters, and recent service records. For background on the city and energy context, see Cape Town’s overview.

Security is usually a layered approach. Inquire about estate or street‑level access control, CCTV coverage, alarm and armed response contracts, and perimeter design. A professional security audit on offer to purchase is common at the high end.

Healthcare and schools

Private healthcare is widely used by expatriates and high‑net‑worth buyers. Cape Town features multiple private hospitals, including Netcare, Mediclinic, and Life facilities. You can scan examples of private hospitals here: private hospital listings in South Africa. Plan international health insurance or a local medical aid before arrival.

For families, begin international school applications early. Leading schools often have assessments and waitlists. Align your neighborhood search with school commute needs.

90‑day move checklist

90+ days out

• Clarify your visa path and start compiling required documents.
• Engage a local conveyancer and a tax adviser with US‑SA experience.
• Pre‑qualify with a South African bank or mortgage originator as a non‑resident.
• Shortlist neighborhoods and property types; line up private and off‑market tours.

60 days out

• Prepare funds for a 50 percent deposit if you plan local financing. Route through a South African bank to document origin of funds.
• Gather FICA and KYC documents for the conveyancer.
• Request specimen transfer cost estimates and transfer duty calculations using the SARS schedule effective 1 April 2025.

30 days out

• Finalize the Offer to Purchase terms, including due diligence windows and inclusion of key property systems.
• Commission inspections and a security audit. Request all compliance certificates.
• Book international movers and start pet import permits if applicable.

1–2 weeks before registration

• Sign transfer and bond documents as instructed by the conveyancer.
• Pay transfer duty and conveyancing costs when invoiced.
• Confirm utilities, security service activation, and insurance effective dates.

Move week

• Coordinate key handover and final walkthrough after registration confirmation.
• Oversee delivery of household goods and ensure customs paperwork is complete.

First 30 days in Cape Town

• Open or finalize local banking, and register with SARS if required.
• Review levy statements and municipal rates accounts. Set up autopay.
• Schedule any immediate maintenance, generator servicing, or solar tuning.

Move‑in and beyond

A successful relocation aligns your legal footing, funding, and lifestyle setup long before closing day. With a thoughtful plan, you can step into Cape Town living with confidence, from Atlantic Seaboard sunsets to Constantia wine‑route weekends.

Ready to curate the right property and shape it into a legacy home? Explore integrated brokerage and design‑build support with Komar Luxe Realty.

FAQs

Can a US citizen buy a home in Cape Town?

• Yes. Foreigners can buy freehold or sectional title property in South Africa. Property ownership does not grant residency, and bank or exchange‑control rules apply if you finance locally. See this overview for details: foreign buyers and property rules.

How long does a transfer usually take in South Africa?

• From a signed offer to registered transfer, expect about 6 to 12 weeks, depending on municipal clearances, bond approval, and Deeds Office workload. Process details: conveyancing timelines.

What deposit do non‑residents typically need for a local mortgage?

• Many banks require around a 50 percent deposit from offshore funds for non‑residents without a long‑term work permit. Criteria vary by bank. Learn more: non‑resident mortgage access.

How does transfer duty work for luxury homes?

• For resale properties not subject to VAT, buyers pay transfer duty before registration. As of 1 April 2025, the nil threshold is R1,210,000 with progressive rates up to 13 percent at the top bracket. Always confirm the latest SARS table: transfer duty guide.

Can I import my household goods and car duty‑free when moving?

• If you are genuinely changing your residence to South Africa, you may qualify for duty and VAT relief on bona fide household effects and one vehicle, subject to documentation and timing rules. See the framework: import relief for immigrants.