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Even though it is well known within the building industry that cost per square meter is the fastest way to go broke, salespeople do it, and builders follow to get the job.
Consumers should be extremely cautious of contractors using dubious calculation practices or quotations compiled using a price per square meter, as there is no fixed square meter rate for a building. Clients should always ask for a detailed breakdown of prices no matter how small or big the project is. We will always recommend the services of a professional Quantity Surveyor if the client can afford the extra expense, as this professional will save you much more than what he/she got paid.
To illustrate this, take two shapes that are similar in area, but one is square and one rectangular. The square shape = 4mx4m and the rectangle = 2mx8m, so they are both equal to 16sq.m, right? But will they cost the same to build? NO! The rectangle has a wall length of 16 meters, while the rectangle has a wall length of 20 meters. So if the wall height = 3m in both cases, the rectangular building will require 1320 more bricks for a double-skin wall! So the cost will be much higher.
But to get an idea of what you can afford, it is common practice to use square meter cost estimating, based on reliable and recent statistics, and then adjust the cost up or down according to your needs. Architects usually keep statistics of previous projects to advise clients on affordability. So, while steering clear from contractors who quote on a square meter tariff, it is still a useful instrument to calculate one’s affordability.
Having said that, if the square meter price is derived from sensible calculations and then used as a ballpark figure for comparison between different designs for example, or to decide between building or buying, then there’s no harm done.
So, you are welcome to use the following figures at your own risk, but note that they don’t include the purchase price of land, connection fees, professional fees, municipal approval fees, or external site development. (Pool, screen walls, paving, pool, landscaping etc)
These figures are based on our statistics for 2024 tenders in the Free State and will increase sharply in Gauteng, Western Cape and coastal areas.
Adding on a double garage ±R 6000 /m² (Tiled roof vs IBR, flat or pitched roof, ceilings etc – all will make a difference)
Economical suburban entry-level houses ±R 9000 / sq.m (Not townhouses)
Medium-sized house, with moderate finishes ± R 11 000/m²
Luxury Estate House > R 12000 /m² depending on the finishes, fittings, and estate requirements.
Square meter tariffs should NEVER be used for alterations and additions, as there may be many hidden costs once the existing structure is opened. After breaking through the connecting door to a newly added bedroom, one might find that the carpets, paint, tiles or ceilings don’t match, and then decide to redecorate the whole house – be prepared for a few nasty surprises!
Speak to your architectural professional who will be able to advise.
