Buying property is one of the most significant financial decisions many South Africans will ever make—yet too often, buyers overlook critical details that can lead to costly surprises. According to Antonie Goosen, principal and founder of Meridian Realty, it’s not just about location and price—buyers need to understand zoning laws, monthly costs like rates and levies, and common pitfalls that can trip up even seasoned investors.
“Whether you’re buying your first home or adding to your investment portfolio, due diligence is absolutely essential,” says Goosen. “I’ve seen too many deals fall apart—or turn sour—because buyers didn’t ask the right questions upfront.”.
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Understand Zoning Laws and What They Mean for Your Plans
Zoning laws may seem like a technicality, but they have real-world consequences for how a property can be used. Municipal zoning schemes determine whether a property is zoned for residential, business, agricultural, or mixed-use purposes, and they also regulate factors like building height, land coverage, and allowable outbuildings.
“One of the most common mistakes buyers make is assuming they can run a business from home or build a second dwelling without checking the zoning first,” Goosen explains. “Just because a neighbour has a flatlet doesn’t mean the same will be permitted on your erf.”
In some areas, particularly in heritage zones or environmentally sensitive regions, additional restrictions may apply. Goosen advises that buyers request the zoning certificate from the municipality and speak to a town planner or conveyancer before committing to a purchase—especially if future expansion or development is part of their plan.
Know Your Ongoing Costs: Rates, Levies and Sectional Title Fees
Beyond the purchase price and bond repayments, buyers need to factor in ongoing costs that are often misunderstood or underestimated. For freehold properties, municipal rates and taxes are payable, based on the value of the land and improvements. Sectional title units, on the other hand, usually carry monthly levies which cover shared services and maintenance in the complex.
“Levies are not optional—and they can vary widely depending on the size and condition of the development,” says Goosen. “Buyers must examine the latest financials and AGM minutes of the body corporate to understand what they’re committing to.”
In some cases, a special levy may be raised if there are major maintenance projects or cash flow issues. Rates can also increase annually, so Goosen recommends asking for a breakdown of the past two years’ municipal accounts.
“If you’re buying in a gated estate or lifestyle development, there may be additional estate levies on top of your sectional title fees. Always request a full schedule of monthly and annual costs before signing an offer,” he adds.
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“Buying a home is a significant life step and major financial commitment and rushing into buying a property can lead to costly regrets and dissatisfaction down the line,” says Cobus Odendaal, CEO of Lew Geffen Sotheby’s International Realty in Johannesburg and Randburg.
“The key to a successful and fulfilling home-buying experience lies in patience, careful consideration of numerous factors and thinking long-term rather than only fulfilling immediate needs.”
Odendaal says that the following mistakes and omissions can easily lead to regret purchases and unwise investments:
Failing to Define Your Priorities:
One of the most significant mistakes when purchasing a property is failing to clearly define your priorities. It’s vital to have a clear understanding of your needs, desires, and deal-breakers before embarking on your home search.
Consider factors such as location, size, layout, amenities, and proximity to work and schools. Create a list of non-negotiables and use it as a guiding compass throughout your property search.
Skipping the Research Phase:
One of the most prevalent errors when seeking a new property is neglecting thorough research and impulsive decisions can lead to mistakes such as selecting a location that doesn’t align with your lifestyle or needs.
Prior to committing to a property, take the time to research the neighbourhood, its amenities, proximity to work, schools, and other essential facilities. Visit the area at different times of the day to get a comprehensive understanding of the environment.
Online resources, local forums, and community websites can also provide invaluable insights and help you make an informed decision.
Neglecting Proper Budgeting:
It’s crucial to establish a realistic budget that encompasses not only the property price but also additional and future costs such as taxes, insurance, maintenance and potential renovations.
A comprehensive budget ensures that you can comfortably afford the property without compromising your financial stability.
Overlooking Future Growth and Needs:
Consider your future plans and potential life changes when purchasing a property. While the current layout may suit your needs, will it accommodate potential family expansions or lifestyle shifts?
Opting for a property that aligns with your long-term goals can save you from the hassle and costs of relocating sooner than you had planned.
Skipping Home Inspections:
Foregoing a comprehensive home inspection can be a grave error, especially when buying an older home. Hidden issues, such as structural problems, plumbing or electrical concerns, and potential pests, can lead to substantial expenses post-purchase.
Engage a qualified home inspector to thoroughly assess the property’s condition, allowing you to make an informed decision based on accurate information.
Succumbing to Emotional Impulses:
Emotions can cloud judgment, especially when purchasing a property. Falling in love with a property’s aesthetics without considering practicality and functionality can lead to disappointment in the long run.
Maintain a rational mindset and critically evaluate the property against your predefined criteria.
Overlooking the Fine Print:
Whether you’re signing a lease or purchasing a property, reading and comprehending the contract is crucial because ignoring the fine print can lead to unpleasant surprises later on.
Ensure you understand the terms, conditions, and obligations associated with the property. If needed, seek legal advice to clarify any ambiguities or potential pitfalls within the agreement.
Succumbing to Market Pressure:
In competitive real estate markets, it’s easy to succumb to pressure and rush into a decision, especially if you know that there are other buyers interested in the same property.
While it’s natural to feel a sense of urgency, it’s crucial to remain patient and not settle for a property that doesn’t meet your requirements. Take your time, explore multiple options, and don’t let market dynamics dictate your choices.
Disregarding Resale Value:
Life is full of surprises, and circumstances may change, necessitating a property sale. Neglecting to assess the property’s potential resale value and marketability can leave you trapped in a less-than-ideal situation if you need to sell. Research the property’s history, growth trends in the area, and potential for appreciation.
Not Seeking Professional Guidance:
Navigating the complexities of the real estate market can be overwhelming and engaging an experienced real estate agent, financial advisor and legal expert can provide invaluable guidance throughout the process. Professionals can offer insights, negotiate on your behalf, and ensure that your interests are protected.
“The path to a successful property purchase is paved with thoughtful consideration and deliberate steps,” says Odendaal.
Avoid the allure of rushing into a decision and take the time to define your priorities, set a realistic budget and thoroughly research the property and its surroundings.
“Remember that a property is not just a purchase; it’s an investment in your future and the place in which you raise your family and escape from the hustle and bustle.”
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Common Mistakes to Avoid—From Emotional Buys to Poor Research
Goosen says the most frequent mistake he sees among both homebuyers and investors is buying emotionally, rather than objectively. “People fall in love with a view, a kitchen, or a lifestyle dream, and they skip over the important stuff—like structural condition, zoning, or financial feasibility,” he warns.
Other common oversights include:
- Not doing a thorough inspection. Buyers often don’t budget for repairs or upgrades that can become apparent only after taking occupation.
- Failing to secure pre-approval. This delays the offer process and can result in losing out to more prepared buyers.
- Assuming all complexes are well-managed. Some sectional title schemes are financially mismanaged, with rising arrears or deferred maintenance.
- Neglecting the resale potential. What suits your needs now might be harder to sell later. Consider location, market demand, and long-term trends.
“Buyers should never rush the process,” says Goosen. “Take the time to ask the difficult questions and get professional advice when necessary.”
Work with a Trusted Property Professional
Ultimately, Goosen believes the best way to avoid surprises is to work with a reputable, experienced estate agent who understands both the legal and practical side of buying property in South Africa.
“A good agent will not only help you find a property—but guide you through the process, highlight risks, and ensure you’re protected,” he says. “We see ourselves not just as salespeople, but as advisors who help our clients make smart, informed decisions.”
This article is a general information sheet and should not be used or relied on as legal or other professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your adviser for specific and detailed advice. Errors and omissions excepted (E&OE)
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