Bond calculator – work out the repayment before you make an offer.
See what a home loan really costs per month over 20 years.
- Up to R350 000
- Quick loan offers
- Free application without commitment
10 000+ South Africans have used Swiftbanker to find the right loan.
Introduction
What a bond calculator is actually for
A bond calculator answers the only question that matters once you have found a house you like: what will this property cost me every month, for the next twenty years? You enter the bond amount, the interest rate you expect to be granted and the term, and the tool returns the monthly repayment together with the total you will have handed the bank by the end of the agreement.
For most first-time buyers that second figure is the surprise. Over twenty years the interest on a home loan usually costs more than the house did. Used properly, a bond calculator is therefore not a curiosity but a filter: it tells you which price bracket to search in, what a larger deposit is genuinely worth, what one percentage point of interest costs you in rand, and how much a small extra payment each month shortens the whole bond.
Tool · Repayment calculator
Calculate a repayment on the annuity principle
Move the sliders to see the monthly repayment, the interest portion and the total repayable. The sliders run to R350 000 because that is the range of the unsecured offers we compare, but the annuity maths is identical at bond scale – the worked examples further down show the same sums on a R750 000, R1,5 million and R2,5 million home.
Each bar = one month paid
The calculation is indicative and based on the annuity principle. Your personal rate is set individually by the credit provider based on your credit profile, and fees may be added to the agreement.
The essentials
Six things the numbers will tell you
If you take nothing else from this page, take these six points into the bank with you.
A bond calculator prices the debt, not the house
Enter the bond amount, the rate and the term, and the monthly repayment tells you what ownership really costs.
Interest over twenty years usually costs more than the property itself
On a R1 million bond at 11%, you repay close to R2,5 million in total.
A deposit does two jobs at once
It cuts the amount you borrow and it usually earns you a better interest rate from the bank.
One percentage point is worth a fortune over twenty years
Ask several banks to quote rather than accepting the first offer your own bank puts forward.
Paying extra every month is the cheapest lever you have
An additional R1 000 on a R1 million bond saves roughly R419 000 in interest.
The bond is only part of the bill
Transfer duty, conveyancing, bond registration, rates, levies and insurance all arrive alongside the monthly repayment.
Key numbers
Home loans in South Africa
The figures that shape every bond repayment in this country
Typical bond term
20 years
Twenty years is the standard in South Africa, with thirty-year bonds available from some banks. The longer term lowers the repayment and raises the total cost sharply.
Deposit banks expect
10%
Around ten percent of the purchase price is the usual expectation. Hundred-percent bonds are granted to strong first-time buyers, generally at a slightly less favourable rate.
Rate benchmark
Prime-linked
Most bonds are quoted as prime plus or minus a margin, so the repayment moves whenever the Reserve Bank changes the repo rate and prime follows it.
Costs before you move
Tens of thousands
Transfer duty, conveyancing, bond registration and the initiation fee are settled before the keys change hands, and they are rarely included in the bond.
Those four numbers frame the market, but none of them is your offer. A bank prices a bond application on what you earn, what you already owe, how reliably you have repaid credit in the past and how much of the purchase price you are putting in yourself. That is why two buyers with the same salary can be quoted rates a full percentage point apart on the same house, and why the rate advertised in a bank's window is almost never the rate an ordinary applicant is granted.
The practical conclusion is that a bond is worth shopping for. Applying to more than one bank, or letting a bond originator submit a single application to several at once, routinely produces a better rate than accepting the offer from the bank you have always used. On a twenty-year agreement that difference is not a rounding error: half a percentage point on a R1,5 million bond is worth well over a hundred thousand rand across the term.
Interest rates
What sets your bond rate
01Less about the property than you think
The rate you are granted has less to do with the property than with you – your credit record, your deposit and the risk the bank sees.
The rate you are granted has less to do with the property than with you – your credit record, your deposit and the risk the bank sees.
02Every quote starts from prime
Every home loan quote in South Africa starts from the prime lending rate.
Every home loan quote in South Africa starts from the prime lending rate. Prime sits a fixed margin above the repo rate set by the Reserve Bank's Monetary Policy Committee, so when the committee moves the repo rate, prime moves with it and so does your repayment. Banks then quote your bond as prime plus or minus a margin: a strong applicant with a real deposit may be offered a rate below prime, while a thin credit record or no deposit pushes the quote above it.
03What widens the margin
What widens that margin is risk the bank cannot price away.
What widens that margin is risk the bank cannot price away. A short or damaged credit history, an income that fluctuates, an existing debt load that eats into affordability, or a purchase with nothing put down all move the number in the wrong direction. Each fraction of a percentage point compounds across two decades, which is exactly why the rate deserves more of your attention than the asking price.
04The fixed-rate option
You may also be offered a fixed rate for a period rather than a linked one.
You may also be offered a fixed rate for a period rather than a linked one. Fixing buys certainty if rates climb, but banks price that certainty in, so the fixed rate almost always starts higher than the linked one. Run both versions before you decide which risk you would rather carry.
Worked examples
The same sums at three purchase prices
Three houses, a ten percent deposit on each and a twenty-year bond at an assumed 11% interest rate. Choose a price to see what the repayment, the total and the interest actually look like.
R750 000
At R750 000 you are looking at an entry-level flat, a townhouse on the edge of a metro or a modest freestanding house in a smaller town. Put down ten percent and the bond is R675 000, which at 11% over twenty years costs roughly R6 967 a month. Across the full term you repay about R1 672 000, of which R997 000 is interest – nearly a third more than the price of the property. Most banks want the bond repayment to sit at or below about thirty percent of your gross income, so a purchase at this level typically needs around R23 000 a month before deductions, and that is before rates, levies, insurance and maintenance are added. The encouraging part is that a small overpayment goes a very long way at this size. An extra R500 a month on this bond cuts several years off the term and saves well over a hundred thousand rand in interest, without ever renegotiating the rate.
Term explained
Bond.
The loan a bank grants against the security of your property.
In South Africa the word bond describes both the loan and the legal security behind it. The bank advances the money to buy the property, and in return a mortgage bond is registered over that property at the Deeds Office by a conveyancing attorney. The registration is what makes the debt secured: if the repayments stop, the bank can ultimately have the property sold to recover what it is owed. Because that security lowers the bank's risk, bond interest rates sit far below anything available on unsecured credit, which is why a home loan is the cheapest large borrowing most households will ever do.
Registration is also why a bond takes weeks rather than days and why it carries costs that a personal loan does not. Bond registration fees, conveyancing charges and a once-off initiation fee are payable before the transfer goes through, and the property must be insured for the life of the agreement. The bond stays registered until the loan is settled and you instruct an attorney to cancel it, so a settlement figure and a cancellation are both part of the final step whenever you sell or move your bond to another bank.
Terms explained
Bond vocabulary
Eight terms that come up in every home loan conversation, explained in plain English.
- Prime lending rate
- The benchmark rate South African banks quote from. It sits a fixed margin above the repo rate set by the Reserve Bank, so it moves whenever the Monetary Policy Committee changes the repo rate.
- Linked rate
- A bond priced as prime plus or minus a margin. Your repayment rises and falls with prime, which means the instalment you sign for today is not the instalment you will pay for twenty years.
- Fixed rate
- A rate held constant for an agreed period, usually a few years. It protects you from increases but is normally quoted higher than the linked rate, because the bank carries the risk instead of you.
- Deposit
- The share of the purchase price you pay yourself. It reduces the amount borrowed, lowers every repayment for the whole term and usually improves the interest rate the bank is prepared to offer.
- Transfer duty
- A tax payable to SARS on the purchase of property above a threshold that is adjusted in most national budgets. It is calculated on a sliding scale and paid before the transfer can be registered.
- Bond registration
- The legal process by which the bank's security is recorded over your property at the Deeds Office. A conveyancing attorney handles it, and the fee scales with the size of the bond.
- Access bond
- A facility that lets you withdraw money you have paid in above the required instalment. It turns overpayments into an emergency reserve, but only if the facility is arranged with the bank.
- Settlement figure
- The exact amount needed to close the bond on a given date, including interest accrued since the last statement. Your bank must supply it on request whenever you sell or refinance.
Definitions are general guidance and do not replace the wording of your own credit agreement or the advice of your conveyancing attorney.
Your situation
Six cases the standard calculation does not cover
The basic sum assumes one salaried buyer, a ten percent deposit and a twenty-year bond. Here is what changes when your circumstances do not fit that mould.
01You are buying with a partner
Two incomes, one shared credit record.
1 min
A joint application combines both incomes, which usually raises the amount a bank will advance, but it also combines both credit records. One partner's defaults can pull down the rate offered to both of you, and each applicant becomes liable for the full debt rather than half of it. Check both records before you apply, and agree in writing what happens to the property if the relationship ends.
02You are self-employed
Prove the income, not the turnover.
1 min
Banks assess self-employed applicants on documented income, which typically means two years of financial statements, six months of business and personal bank statements and a tax clearance. Irregular deposits are not a barrier in themselves, provided the average comfortably carries the repayment. A larger deposit and a shorter term both strengthen a file that would otherwise sit on the margin.
03You have no deposit
Possible, but you pay for it.
1 min
Hundred-percent bonds are granted in South Africa, most often to first-time buyers with clean records and stable salaries. The trade-off is a higher interest rate, a larger bond and no cushion if property values dip. You also still need cash for transfer duty, conveyancing and registration, so a no-deposit purchase is rarely a no-cash purchase.
04You are buying to rent out
The rent is not guaranteed income.
1 min
Banks treat an investment purchase more cautiously and will usually expect a bigger deposit. Expected rental income may be counted, but only partially, because vacancies and non-paying tenants are real. Run the calculation on the assumption that the property stands empty for two months a year, and make sure your own income can carry the repayment in those months.
05Your credit record is thin
A short history is not a bad one.
1 min
A thin file gives the bank little to price, which tends to produce a cautious quote rather than a refusal. A meaningful deposit, a modest purchase price and a few months of clean account conduct all help. Start by pulling your own record: every South African is entitled to one free credit report a year from each registered bureau.
06You want to switch banks later
Moving a bond costs money too.
1 min
Refinancing an existing bond with another bank can secure a better rate, but the new bond must be registered and the old one cancelled, so attorney and registration fees apply again. Ask for a settlement figure and give your current bank the notice required in your agreement, then weigh the saving over the remaining term against those once-off costs.
Tool · Paying extra
See what a small overpayment saves
Every rand paid above the required instalment reduces the capital immediately, so all the interest that would have run on it for the rest of the term simply disappears. The tool works at unsecured-loan scale, but the effect is the same shape on a bond: an extra R1 000 a month on a R1 million home loan at 11% saves roughly R419 000 in interest and cuts nearly five years off a twenty-year term.
Repayment over time
Indicative calculation. Confirm with your credit provider how additional payments are allocated, and ask for a settlement quotation before making a large lump-sum payment.
Hidden costs
What the calculator leaves out
Transfer duty and conveyancing
Transfer duty is payable to SARS above a threshold that is adjusted in most national budgets, on a sliding scale that rises with the purchase price. The conveyancing attorney who transfers the property charges separately, and both are settled in cash before registration.
Bond registration and initiation
Registering the bank's security over your property carries its own attorney fee, which scales with the size of the bond, plus a once-off initiation fee charged by the bank. Neither is included in the repayment your calculator shows, and both are due upfront.
Rates, levies and utilities
Municipal rates arrive every month regardless of the bond, and a sectional title property adds a levy for maintenance and common areas. Together they often add a four-figure amount to the real cost of living in the home you have just bought.
Insurance the bank requires
Every bonded property must carry buildings insurance for the full term, and many banks will also quote credit life cover on the loan. The premiums are genuine monthly costs that no bond calculator includes, so price them before you sign anything.
Maintenance and the moving-in bill
A geyser, a roof or a boundary wall is now entirely your problem, and the first month usually brings connection fees, deposits and repairs. Setting aside roughly one percent of the property value a year for maintenance keeps those surprises manageable.
Quick facts
Home loans in South Africa at a glance
The rules, ranges and rights that shape every bond agreement.
- Fact 01
Bond terms
Usually 20 years, sometimes 30
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Twenty years is the South African standard. A thirty-year bond lowers the monthly repayment but adds an enormous amount of interest, and it leaves you paying capital well into retirement for most buyers.
- Fact 02
Deposits
Ten percent is the usual ask
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Banks generally expect around ten percent of the purchase price. Hundred-percent bonds exist, mostly for first-time buyers with clean records, but they are priced at a higher rate to reflect the extra risk.
- Fact 03
Affordability
A legal test, not a formality
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The National Credit Act obliges every registered credit provider to assess your income, expenses and existing debt before granting a bond. That assessment, not the asking price, decides what you are actually able to borrow.
- Fact 04
Insurance
Buildings cover is compulsory
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A bonded property must be insured against structural damage for the life of the loan, and the bank checks that the policy stays in force. You may use your own insurer rather than the one the bank offers.
- Fact 05
Fees
Initiation and service fees apply
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A once-off initiation fee and a monthly service fee are charged on the loan account, both capped under the National Credit Act. Attorney fees for transfer and bond registration are separate and paid upfront.
- Fact 06
Early settlement
You may settle at any time
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The National Credit Act gives you the right to settle a credit agreement early, and your bank must supply a settlement quotation on request. Banks normally expect written notice of your intention to cancel the bond.
Step by step
How to run the numbers before you buy
Six steps that turn a rough guess into a figure you can act on – from what you can genuinely afford to the offer you finally sign.
Start with your own budget
Work out what is genuinely spare.
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Before any calculator, write down what is left after transport, groceries, school fees and existing debt orders. That surplus, not the price of the house you like, is what has to carry the repayment plus rates, levies, insurance and maintenance for the next twenty years.
Check your credit record
Your record prices the bond.
Read moreHide
Every South African may request a free credit report each year from each registered bureau. Look for settled accounts still showing balances, duplicate listings and judgments that should have lapsed, and start disputes early because corrections take weeks to work through.
Fix the deposit you can raise
Cash down changes everything.
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Decide what you can put down without emptying your savings, remembering that transfer and bond costs are payable in cash on top of it. Ten percent is the usual expectation, and it improves both the amount borrowed and the interest rate the bank is willing to quote.
Test the rate and the term
Longer looks cheaper, costs more.
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Run the same bond at prime, at prime plus one and at prime plus two, then over twenty and thirty years. The repayment falls as the term stretches while the total climbs steeply, and that comparison alone will tell you which trade-off you can live with.
Get pre-approved
Know your ceiling before you offer.
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A pre-approval tells you the amount a bank is prepared to advance and gives an estate agent confidence in your offer. It also stops the common trap of falling for a property first and then bending the finances around it afterwards.
Let several banks quote
One application, more than one offer.
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Apply to more than one bank, or use a bond originator who submits a single application to several. Compare the rate, the initiation fee and the total repayable rather than the monthly figure alone, because a small difference in rate is worth a great deal over twenty years.
Tool · Rate stress test
Could your budget absorb a rate rise?
A linked bond moves whenever prime moves, and a repayment that fits comfortably today can strain a household after two increases. Set the amount, the rate and the monthly figure at which things would start to hurt, and see how much headroom you really have before you commit to twenty years.
An indicative calculation rather than a quotation. Test your own budget against a two percentage point increase combined with a temporary drop in income, and treat the result as a planning tool only.
Checklist
What the bank assesses and what you must bring
A bond application turns on two separate things: whether your finances support the repayment, and whether your paperwork proves it. Work through both columns before you apply and the process moves faster.
What the bank assesses
The four factors that decide your approval and your rate.
- Verified monthly incomeRegular and provable
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Salary deposits visible on your bank statements carry the most weight. Contract and self-employed applicants are asked for a longer history to show the income is stable enough to carry twenty years of repayments.
- Credit record and scoreYour repayment history
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Recent payment behaviour matters more than events from years ago. Judgments, defaults and an active debt review will stop a bond application, and a thin file produces a cautious rate rather than a refusal.
- Deposit and loan-to-valueHow much you put down
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The share of the price you fund yourself decides how much risk the bank carries. A larger deposit lowers the loan-to-value ratio and usually earns a better rate than a hundred-percent bond would.
- Existing debt commitmentsWhat is already committed
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Current instalments are subtracted from your income before affordability is calculated. Settling a store card and a personal loan can free up more borrowing room than a modest salary increase would.
What you must submit
The documents every South African bank asks for.
- South African IDSmart card or green book
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Identity must be verified before any credit agreement is concluded, and the property can only be registered in the name of the person or people named on the application.
- Latest three payslipsProof of what you earn
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Salaried applicants supply recent payslips. If you are self-employed, financial statements and a letter from your accountant normally take their place alongside a longer run of statements.
- Six months of statementsStamped or digitally verified
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Statements let the bank confirm your income and read your spending patterns. Many banks now let you link the account digitally instead of uploading files, which shortens the assessment.
- Offer to purchaseSigned by both parties
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The signed agreement of sale sets out the price, the parties and the conditions. The bank needs it to value the property and to size the bond it is being asked to register.
Scenarios
One house, three ways to finance it
The same R1,5 million property, financed three ways. The monthly figures are not far apart; the totals are separated by more than a million rand.
| Product | Bond amount | Interest rate | Monthly repayment | Total repayable | CTA |
|---|---|---|---|---|---|
| No deposit, 20 yearsFull purchase price financedHighest cost | R1 500 000 | 11,5% | ≈ R15 997 | ≈ R3 839 000 | See loan offers |
| 10% deposit, 20 yearsR150 000 downLowest repayment | R1 350 000 | 11% | ≈ R13 935 | ≈ R3 344 000 | See loan offers |
| 10% deposit, 15 yearsR150 000 down, shorter termLowest total cost | R1 350 000 | 11% | ≈ R15 344 | ≈ R2 762 000 | See loan offers |
Illustrative figures rounded for clarity and calculated on the annuity principle. Actual rates, fees and repayments are set individually by the bank based on your credit profile and the prime rate at the time.
Watch out
Six mistakes that make a bond expensive
Most regrettable home loans come from the same handful of decisions, and every one of them is visible in the numbers long before the transfer is registered.
- Shopping by monthly repayment. Ask what the house costs in total over the term, or the bond will be stretched until the monthly figure sounds affordable.
- Accepting the first quote. The bank you already use is one lender among several, and applying more widely routinely produces a better rate.
- Forgetting the cash costs. Transfer duty, conveyancing and bond registration are payable before you get the keys and are rarely funded by the bond.
- Budgeting at today's rate. A linked bond follows prime, so a repayment with no headroom becomes a problem the moment the Reserve Bank raises the repo rate.
- Ignoring rates, levies and insurance. They arrive every month alongside the repayment and can add thousands of rand to the real cost of the home.
- Choosing thirty years for comfort. The lower repayment feels manageable, but the extra decade of interest costs more than most buyers ever expect.
Bringing the cost down
Eight ways to pay less for the same house
Practical moves that lower the rate, the repayment or the total repayable – most of them cost nothing but preparation.
Put down the largest deposit you can comfortably raise
Cash upfront cuts the amount you borrow and usually improves the interest rate the bank will quote.
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A deposit reduces the bank's exposure, which is the single biggest lever on your rate. Remember that transfer duty, conveyancing and bond registration are payable in cash as well, so keep enough aside to cover them rather than putting every rand into the deposit.
Ask more than one bank to quote on the same purchase
Applying to several banks, or using a bond originator, routinely beats the offer from your own bank.
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Banks price the same applicant differently depending on their own appetite at the time. A bond originator submits one application to several lenders at no cost to you, and even a quarter of a percentage point on a twenty-year bond is worth tens of thousands of rand.
Fix your credit record months before you start house-hunting
Your rate is priced on your credit profile, so clearing errors well in advance pays for itself.
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Request your free annual report from each registered bureau and look for settled accounts still showing balances, duplicate listings and judgments that should have lapsed. Disputes take weeks to resolve, so start long before you sign an offer to purchase.
Choose the shortest term your household budget genuinely allows
Every extra year of bond buys a smaller repayment and adds a great deal of interest overall.
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Moving a R1,35 million bond from twenty years to fifteen raises the repayment by roughly R1 400 a month but cuts the total repayable by around R580 000. If the shorter term fits, take it; if it does not, buy slightly less house instead.
Round the repayment up every single month from day one
Paying a few hundred rand extra each month shortens the bond and cuts the interest bill sharply.
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Interest is charged on the outstanding balance, so every extra rand keeps working for the rest of the term. An additional R1 000 a month on a R1 million bond at 11% saves roughly R419 000 and ends the agreement nearly five years early.
Arrange an access facility before you start overpaying
An access bond lets you withdraw the extra money you have paid in if you ever need it.
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Without the facility in place, overpayments simply reduce the outstanding balance and cannot be drawn back out again. With it, your bond doubles as an emergency fund earning the equivalent of your bond rate, which almost always beats what an ordinary savings account pays you.
Settle small debts before the affordability assessment
Existing instalments are subtracted from your income before the bank works out what you can borrow.
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Clearing a store card and a small personal loan can free up more borrowing room than a raise would, and it improves your credit profile at the same time. Do it a few months ahead so the closures reflect on your bureau record.
Budget the whole cost of the home, not only the bond
Rates, levies, insurance and maintenance arrive every month whether or not you planned for them.
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Set aside roughly one percent of the property value a year for maintenance and add municipal rates, levies and buildings insurance to the repayment before deciding what you can afford. A bond that fits on paper still fails if the running costs do not.
In short
A bond calculator turns a property search into arithmetic. Enter the bond amount after your deposit, a realistic interest rate for your credit profile and the term you are considering, and two numbers appear: the monthly repayment and the total you will repay over twenty years. On a R1 million bond at 11% those numbers are roughly R10 322 a month and about R2,48 million in total, which is the clearest illustration there is of what interest costs over two decades.
Treat everything outside the repayment as part of the price. Transfer duty, conveyancing and bond registration are paid in cash before you get the keys, while rates, levies, buildings insurance and maintenance arrive every month afterwards. A linked bond also moves with prime, so budget with headroom for at least two rate increases rather than for today's figure.
The two levers worth pulling are the rate and the overpayment. Let several banks quote on the same application rather than accepting the first offer, because a fraction of a percentage point is worth six figures across the term. Then round the repayment up every month: an extra R1 000 on a R1 million bond saves roughly R419 000 in interest and ends the agreement nearly five years early.
Jacob Hartmann
Jacob has reviewed the bond calculator's assumptions, including how the deposit and the term change both the instalment and the total interest paid over twenty years.
Questions and answers
Bond calculator FAQ
Short answers to the questions South African buyers ask most about bond repayments, deposits and affordability.
How accurate is a bond calculator?
The maths is exact; the result is only as good as your inputs. Your actual rate, the bank's fees and future rate changes all shift the real repayment.
What interest rate should I enter?
Start at the current prime rate, then test a point above and a point below it. That range covers most bond quotes granted to ordinary applicants.
How much deposit do I need for a bond?
Around ten percent of the purchase price is the usual expectation. Hundred-percent bonds are granted, mostly to first-time buyers, but at a higher rate.
What is the difference between a repayment and an affordability calculation?
A repayment calculation tells you what a given bond costs each month. An affordability calculation works backwards from your income to what you could borrow.
Does the calculator include transfer and bond costs?
No. Transfer duty, conveyancing and bond registration are separate cash costs settled before registration, and they are rarely added to the bond.
How long is a bond term in South Africa?
Twenty years is standard and thirty is available from some banks. The longer term lowers the repayment and raises the total cost considerably.
Does paying extra really make a difference?
Yes, and more than most people expect. An extra R1 000 a month on a R1 million bond at 11% saves roughly R419 000 in interest.
What happens to my repayment if prime changes?
On a linked bond it changes with prime. That is why you should budget with room for at least two increases rather than for today's figure.
Can I settle a bond early?
Yes. The National Credit Act gives you the right to settle at any time, and your bank must supply a settlement quotation on request.
Can Swiftbanker help me with a home loan?
We compare unsecured loan offers up to R350 000, which many buyers use for deposits, transfer costs or renovations. The bond itself comes from a bank.
About us
More than just a loan
Swiftbanker is an independent, free comparison service – not a lender and not a broker. We help you make sense of a market full of loan offers without contacting bank after bank yourself. You complete a single application here, and it is processed by our partner Myloan.co.za, a leading loan marketplace in South Africa, which matches you with offers from NCR-licensed lenders. One application, one credit check, several offers to compare – and you decide, in your own time, whether to accept any of them. The offers we compare are unsecured loans of up to R350 000, which South Africans often use for a deposit, transfer costs or renovations rather than for the bond itself. The service costs you nothing and commits you to nothing. We earn a commission from lenders when a loan is paid out, which is how we keep the service free for you; it never affects the price you are offered. Swiftbanker.co.za is operated by Lacuna Digital ApS.
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