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Grasping Capital Gains Tax on Inherited Property in South Africa

By July 31, 2023October 5th, 2023FinGlobal

Grasping Capital Gains Tax on Inherited Property in South Africa

July 31, 2023


Inheriting a house can be a life-changing event, but it can also come with financial responsibilities. In South Africa, inheritance tax is not applicable, but capital gains tax may apply to the sale of an inherited property. The topic of taxation can often be intricate and perplexing, especially when we consider capital gains tax (CGT) in the context of deceased estates. This article aims to delve into the complexities of CGT, its implications for estates, and how it affects both the executor and the heirs.

What is Capital Gains Tax (CGT)?

Capital gains tax is levied on the profits realised from the sale or transfer of an asset. In the realm of deceased estates, death triggers a capital gains event. This means that the deceased person is deemed to have disposed of their assets at their market value on the date of death. This tax is applicable regardless of the presence of a valid will or the operation of the laws of intestacy.

The Role of Legislation

The Income Tax Act and the Estate Duty Act are critical legislative documents guiding the application of CGT on deceased estates. The executor of the estate must ensure all taxes, including CGT, are paid to the South African Revenue Service (SARS) before any inheritance is distributed to the heirs. Section 4 of the Estate Duty Act clarifies that any debt, including those to SARS, are deductible for estate duty purposes.

CGT Exclusions and Inclusions

The Income Tax Act provides a one-time CGT exclusion of R300 000 in the year of death, meaning the first R300 000 of the gain realized in the deceased estate is not taxed. Gains above R300 000 are included for CGT purposes at a rate of 40% and will be taxed at the deceased’s marginal tax rate, with some exclusions.

Assets left to the surviving spouse are excluded for CGT purposes, as is the first R2 million gain on the sale of the primary residence. Personal items such as cash, retirement accounts, and cars are not subject to capital gains taxation.

Capital Gains Tax, The Executor and Tax Affairs

The executor acts as a representative in finalising the tax affairs of the deceased estate. Given the complexities involved, it’s advisable to undertake meticulous tax planning as part of estate planning. This ensures the executor doesn’t face unnecessary burdens due to incomplete tax affairs and complications.

The Case of Inheriting a House

Inheritance of a house presents a unique scenario. There is no tax on the actual inheritance, but the value of the house on the day of inheritance becomes the base cost for CGT purposes. When this property is eventually sold, it is subject to CGT.


Navigating the terrain of capital gains tax, particularly in relation to deceased estates, can be complex. However, understanding the basic principles, the role of legislation, and the responsibilities of the executor can help in managing these tax obligations effectively. Remember, professional advice is invaluable in ensuring you, whether as an executor or an inheritor, are able to navigate this intricate process efficiently and accurately.

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