Building your own house in South Africa can be a daunting task. It does allow you the chance to create your dream. The costs range from R7 000 to R15 000 per square metre.
The average cost for a typical 3-bedroom 146 square metre home is around 1.5 million rands.
What factors impact the cost of building your house?
The cost of building your home mostly depends on:
- Location
- Size and complexity of the house
- Building materials
- Labor costs
- Landscape and building site preparation
- Local permits and fees
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The table shows the average cost per square metre of building a house in different provinces of South Africa, along with the approximate cost of building a standard 146 square metre and 90 square metre house in each province.
| Province | Average cost per square metre | Standard 146 metre home | 90 metre home |
|---|---|---|---|
| KwaZulu Natal | R14 860 | R2 170 000 | R1 340 000 |
| Guateng | R13 330 | R1 945 000 | R1 200 000 |
| Western Cape | R13 150 | R1 920 000 | R1 180 000 |
| Free State | R11 290 | R1 650 000 | R1 015 000 |
| Eastern Cape | R10 890 | R1 590 000 | R980 000 |
| Northern Cape | R10 370 | R1 515 000 | R935 000 |
| Mpumalanga | R9 190 | R1 350 000 | R830 000 |
| Limpopo | R8 450 | R1 235 000 | R760 000 |
| North West | R7 980 | R1 165 000 | R720 000 |
The location, size, and level of finish of the house are significant factors in determining the overall cost of construction, with construction rates varying significantly from province to province. The cost also varies significantly whether the home is basic, mid-level, or high-end.
It's best to obtain multiple quotes from builders for your specific project.
Construction materials
| Materials | Price Range (per 1000 units) |
|---|---|
| Bricks | R1500 - R6000 |
| Roof Tiles | R1200 - R4000 |
| Concrete Foundation Slab - 100m property - 16m3 | R23000 |
Rooms and features
Another factor that can impact the cost of building your home is the rooms and features. Kitchens and bathrooms can add to the price, as can including a swimming pool.
Bathroom
| Cost Range | Labour Cost |
|---|---|
| The average bathroom | R9 000 - R9 700 |
| Small scale bathroom | R9 000 - R13 000 |
| Medium-range bathroom | R13 000 - R17 000 |
| High-end bathroom | R17 600 - R25 000 |
Kitchen
| Cost Range | Labour Cost |
|---|---|
| Small-scale kitchen renovation | R44 500 - R65 000 |
| Medium range kitchen renovation | R65 000 - R90 000 |
| High-end kitchen renovation | R90 000 - R150 000 |
Swimming pool
| Dimensions | Cost |
|---|---|
| 6 x 3 | R60 000 |
| 7 x 4 | R70 000 |
| 8 x 4 | R80 000 |
| 10 x 5 | R100 000 |
| 12 x 6 | R120 000 |
Professional services
When building a house, several professional services are required, and their fees are usually calculated based on a percentage of the total construction cost. These services are often referred to as "hidden costs" and can vary in cost depending on the province, town, and size of the company providing them.
The following are the average fees for some of these professional services:
- Land surveyor: up to 5% of the construction cost
- Architect: up to 8% of the construction cost
- Structural engineer: 2% of the construction cost
- Quantity surveyor: up to 4% of the construction cost
- Lawyer: average of R900 per hour
Labour costs also vary across South Africa, with Gauteng's labour costs being in line with or slightly above the national average. The Western Cape and KwaZulu Natal typically have lower labour costs, while rural areas tend to have lower labour rates than urban areas.
How much will building a house cost me in Johannesburg, Cape Town and Durban?
This section provides information about the cost of building a standard 146 square meters house in Johannesburg, Cape Town, and Durban, including all professional services and fees.
Johannesburg
- Building/Construction: R1 400 000
- Architectural fees: R24 000 – R32 000
- Engineer’s fees: R22 000 – R30 000
- Municipal submission fee: R2 500 – R3 400
- Total cost: R1 450 000
Cape Town
- Building/Construction: R1 320 000
- Architectural fees: R21 000 – R30 000
- Engineer’s fees: R21 000 – R30 000
- Council fees: LUM (land use management) R900 – R1000 / BDM Building Development management) R 3 100 – R5 600
- Total cost: R1 380 000
Durban
- Building/Construction: R1 500 000
- Architectural fees: R35 000 – R44 000
- Engineer’s fees: Reports & forms R4 500 / Structural plans R11 000 / Stormwater management plan if required R11 000
- Council fee: R1 500 – R2 000
- Total cost: R1 560 000
It is important to note that these figures may vary depending on specific details, such as the size and complexity of the house, building materials, labour costs, and local permits and fees. It's always advisable to consult with professionals and obtain multiple quotes to ensure accurate and comprehensive cost estimates.
