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How much does it cost to build a house in South Africa?

How much does it cost to build a house in South Africa?

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.
A beautiful house in South Africa.

What factors impact the cost of building your house?

The cost of building your home mostly depends on:

  1. Location
  2. Size and complexity of the house
  3. Building materials
  4. Labor costs
  5. Landscape and building site preparation
  6. Local permits and fees

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Location and size of the house

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.

Note: The cost per square metre increases when building sectional title
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.

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Construction materials

Material for building a house in South Africa-
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
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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
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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
Two black South African construction workers on a construction site.

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
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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
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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
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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.

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