How a property transfer works in Eswatini
Title Deed Land changes hands through a conveyancing attorney and the Deeds Registry in Mbabane. Lakitsi doesn’t replace the attorney; it keeps every step, document and payment visible to buyer, seller and attorney in one deal room.
Lodgement means the conveyancer submits the signed transfer documents to the Deeds Registry for checking; registration follows once the examiners pass them.
Transfer cost calculator
| Deposit (10%) | E 175,000 |
| Transfer duty (ERS) | E 103,000 |
| Conveyancing fees (est.) † (being confirmed) | E 26,250 |
| Bond registration (est.) † (being confirmed) | E 19,688 |
| Deeds Registry lodging † (being confirmed) | E 350 |
| Cash needed upfront | E 324,288 |
| Monthly bond at 10.5% over 20 years | E 15,724/mo |
| Gross income needed (30% rule) | E 52,415/mo |
Stages and typical timing
| Stage | Who acts | Typical time |
|---|---|---|
| Offer accepted | Seller | Same day |
| Conveyancer appointed | Seller | 1–3 days |
| Agreement of Sale signed | Buyer & seller | 1–7 days |
| Deposit secured in trust | Buyer | 1–5 days |
| Bond approved If bonded | Bank | 10–21 days |
| Land Control Board consent Non-citizens | Conveyancer | 56–168 days |
| Rates clearance | Conveyancer | 5–15 days |
| Transfer duty paid to ERS | Buyer | 3–10 days |
| Transfer documents signed | Buyer & seller | 1–7 days |
| Balance secured | Buyer | 3–10 days |
| Lodged at Deeds Registry | Conveyancer | 7–20 days |
| Registered | Deeds Registry | Up to 1 day |
| Proceeds disbursed | Conveyancer | 1–5 days |
| Keys handed over | Buyer & seller | 0–7 days |
Typical total: 8–12 weeks for a cash sale, 12–18 weeks with a bond, 20–30 weeks when Land Control Board consent is needed † (being confirmed).
Who pays what
- Buyer: transfer duty to the Eswatini Revenue Service (2% up to E 40,000, 4% up to E 60,000, 6% above — on the price or the ERS value, whichever is higher; VAT applies instead where the seller is a VAT vendor, typically commercial property), conveyancing fees, bond registration, Deeds Registry fees.
- Seller: rates clearance and arrears, bond cancellation, the Lakitsi success fee, any agent commission.
- Non-citizen buyers also need Land Control Board consent under the Land Speculation Control Act; the conveyancer applies within 3 months of signing.
Indicative — still being confirmed with partner attorneys and regulators. See What’s still being confirmed.