Cost of Building a House Per Square Metre in South Africa 2025 to 2026 — STATSSA P5041.1 Guide
Newly Built 3 Bedroom House for Sale in Klerksoord
26 Robyn Street Klerksoord Akasia Pretoria North GFA – 55m2, ERF Size – 300m2 – Price R 1,100,000
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Table of Contents
Executive summary
Below is a data-driven snapshot and quick calculations for residential building costs in South Africa based solely on the STATSSA P5041.1 April 2025 release. The calculations use the Jan–Apr 2025 columns for both Building plans passed and Buildings completed.- Plans Passed (Jan–Apr 2025, Residential)
- Total Amount: R655,426,000
- Number of dwellings: 1,814
- Floor area: 89,384 m²
- Avg. cost per dwelling = R655,426,000 ÷ 1,814 ≈ R361,382
- Avg. cost per m² = R655,426,000 ÷ 89,384 ≈ R7,333 / m²
- Buildings Completed (Jan–Apr 2025, Residential)
- Total Amount: R531,290,000
- Number of dwellings: 1,571
- Floor area: 74,610 m²
- Avg. cost per dwelling = R531,290,000 ÷ 1,571 ≈ R338,160
- Avg. cost per m² = R531,290,000 ÷ 74,610 ≈ R7,126 / m²
Plans Passed — Jan–Apr 2025 (Residential)
These are the summary calculations taken from Table 9 (page 17) of the STATSSA P5041.1 April 2025 report.| Category | Amount (R’000) | Gross Floor Area (m²) | Rate (R / m²) |
|---|---|---|---|
| Dwelling-houses < 80 m² | 655,426 | 89,384 | R 7,332.70 |
| Dwelling-houses ≥ 80 m² | 8,431,942 | 985,946 | R 8,552.13 |
| Flats and townhouses | 4,026,663 | 397,716 | R 10,124.47 |
| Other residential buildings | 486,744 | 48,380 | R 10,060.85 |
| Total residential (amount) | 13,600,775 | — | — |
Buildings Completed — Jan–Apr 2025 (Residential)
These are the summary calculations taken from Table 19 (page 27) of the STATSSA P5041.1 April 2025 report.| Category | Amount (R’000) | Gross Floor Area (m²) | Rate (R / m²) |
|---|---|---|---|
| Dwelling-houses < 80 m² | 531,290 | 74,610 | R 7,120.90 |
| Dwelling-houses ≥ 80 m² | 4,743,865 | 538,799 | R 8,804.52 |
| Flats and townhouses | 3,297,482 | 340,471 | R 9,685.06 |
| Other residential buildings | 309,767 | 37,463 | R 8,268.61 |
| Total residential (amount) | 8,882,404 | — | — |
Comparison & Key insights
The comparison between plans passed and completed buildings provides several useful signals for practitioners and households planning construction:- Small houses (<80 m²) show similar cost-per-m² values at the planning and completion stages (~R7,100–R7,300/m²), indicating that estimates at plan stage were close to actual costs for the period Jan–Apr 2025.
- Larger houses (≥80 m²) show slightly higher completion-stage costs than plans (R8,552 planned vs R8,805 completed), suggesting some cost escalation during construction.
- Flats & townhouses have the highest rates per m² in the plans-passed dataset (≈R10,124/m²) and remain high at completion (≈R9,685/m²), reflecting higher specifications and multi-unit construction costs.
- Other residential buildings (hotels, hostels, guest-houses) show high variability due to differing building specifications and uses.
Residential Building Costs per Square Metre in South Africa 2025 (STATSSA P5041.1)
Source: STATSSA P5041.1 April 2025 — Table 9 (Building plans passed) and Table 19 (Buildings completed), using Jan–Apr 2025 columns only.1) Table 9 — Building Plans Passed (Jan–Apr 2025)
All values below are from Table 9 (page 17).| Residential Item | Jan–Apr 2025 Amount (R’000) | Aggregate GFA (m²) | Calculation | Rate (R/m²) |
|---|---|---|---|---|
| Dwelling-houses < 80 m² | 655,426 | 89,384 | (655,426 × 1,000) ÷ 89,384 | R 7,332.70 |
| Dwelling-houses ≥ 80 m² | 8,431,942 | 985,946 | (8,431,942 × 1,000) ÷ 985,946 | R 8,552.13 |
| Flats & townhouses | 4,026,663 | 397,716 | (4,026,663 × 1,000) ÷ 397,716 | R 10,124.47 |
| Other residential buildings | 486,744 | 48,380 | (486,744 × 1,000) ÷ 48,380 | R 10,060.85 |
| Total residential (amount only) | 13,600,775 | — | — | — |
2) Table 19 — Buildings Completed (Jan–Apr 2025)
All values below are from Table 19 (page 27).| Residential Item | Jan–Apr 2025 Amount (R’000) | Aggregate GFA (m²) | Calculation | Rate (R/m²) |
|---|---|---|---|---|
| Dwelling-houses < 80 m² | 531,290 | 74,610 | (531,290 × 1,000) ÷ 74,610 | R 7,120.90 |
| Dwelling-houses ≥ 80 m² | 4,743,865 | 538,799 | (4,743,865 × 1,000) ÷ 538,799 | R 8,804.52 |
| Flats & townhouses | 3,297,482 | 340,471 | (3,297,482 × 1,000) ÷ 340,471 | R 9,685.06 |
| Other residential buildings | 309,767 | 37,463 | (309,767 × 1,000) ÷ 37,463 | R 8,268.61 |
| Total residential (amount only) | 8,882,404 | — | — | — |
Quick Comparative Observations
- Plans passed show higher rates for flats/townhouses and other residential (≈R10,100/m² and ≈R10,061/m²) compared with dwelling-houses.
- Completed buildings reflect slightly lower flats/townhouse rates (≈R9,685/m²) but still above most dwelling-house categories.
- For dwelling-houses ≥80 m², plans show ≈R8,552/m² while completed projects record ≈R8,805/m², indicating modest escalation between planning and delivery.
- Small dwellings (<80 m²) remain consistent across both datasets: ≈R7,333/m² (plans) vs ≈R7,121/m² (completed).
How I Calculated
For each residential item, the formula is:Rate (R/m²) = (Amount in R'000 × 1,000) ÷ Aggregate gross floor area (m²) Example: Dwelling-houses <80 m² (Table 9): (655,426 × 1,000) ÷ 89,384 = 7,332.699 → rounded R 7,332.70/m².
National Overview: South Africa
The national data serves as the benchmark against which all provincial figures can be measured. It aggregates the total activity across all nine provinces, providing a macro-economic perspective on the building and construction industry.
1. Building Plans Passed (Intentions)
This data reflects the value and volume of residential building projects that were approved by larger municipalities between January and April 2025, indicating planned investment.
National Average Calculation (Plans Passed):
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Average Cost of a House: R 13,600,775,000 / 9,735 = R 1,397,000
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Average Cost per Square Metre: R 13,600,775,000 / 1,421,426 m² = R 9,568
Analysis: The national average cost to build a house based on plans passed in early 2025 was approximately R 9,568 per square metre. There is a clear gradation in cost, with smaller sub-80m² houses being the most economical to build (R7,333/m²), followed by larger houses (R9,517/m²). Flats and townhouses, often involving more complex structures and shared services, command the highest cost per square metre at over R10,000/m².
2. Buildings Reported as Completed (Actuals)
This data reflects the value and volume of residential buildings actually completed and signed off between January and April 2025, representing realized investment.
National Average Calculation (Completed):
-
Average Cost of a House: R 8,828,404,000 / 6,978 = R 1,265,000
-
Average Cost per Square Metre: R 8,828,404,000 / 991,343 m² = R 8,906
Analysis: The actual completed buildings show a slightly lower average cost per square metre (R 8,906) compared to the planned projects. This difference could be attributed to cost management during construction, the completion of projects that were planned in a previous period with different material costs, or a compositional effect where a higher proportion of smaller, less expensive units were completed. The cost hierarchy remains, with flats and townhouses being the most expensive per unit area.
Provincial Breakdown – Cost of a Building a House
The national figures mask significant regional disparities. The cost of building materials, labour, land, and the typology of houses (e.g., luxury estates vs. affordable housing) vary drastically from province to province. The following section provides a detailed breakdown for each of South Africa’s nine provinces.
1. Western Cape
TABLE 3: Western Cape – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 5,278,088 | 3,681,999 |
| Number of Dwellings | 4,284* | 2,990* |
| Total Area (m²) | 466,872* | 271,978* |
| Avg. Cost per House | R 1,232,000 | R 1,231,000 |
| Avg. Cost per m² | R 11,304 | R 13,539 |
Note: Number of dwellings and total area are estimates based on aggregated sub-categories.
Analysis: The Western Cape stands out with the highest average cost per square metre in the country for both plans passed (R 11,304/m²) and completions (R 13,539/m²). This premium is driven by high demand, stringent building regulations, higher material and labour costs, and a prevalence of higher-value properties in and around Cape Town. The fact that the cost per square metre for completions is significantly higher than for plans suggests the province is completing a larger proportion of high-value, luxury projects.
2. Gauteng
TABLE 4: Gauteng – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 3,698,854 | 2,947,588 |
| Number of Dwellings | 2,960* | 2,631* |
| Total Area (m²) | 348,539* | 299,618* |
| Avg. Cost per House | R 1,249,000 | R 1,120,000 |
| Avg. Cost per m² | R 10,612 | R 9,837 |
Analysis: As the economic hub of South Africa, Gauteng shows a high cost per square metre, second only to the Western Cape. The cost for plans passed is R10,612/m², aligning with the high volume of commercial and high-density residential development (flats and townhouses). The completed cost per m² is slightly lower at R9,837/m², indicating a mix of projects that may include more affordable housing segments.
3. KwaZulu-Natal
TABLE 5: KwaZulu-Natal – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 2,115,175 | 1,250,380 |
| Number of Dwellings | 946* | 596* |
| Total Area (m²) | 193,075* | 111,945* |
| Avg. Cost per House | R 2,236,000 | R 2,098,000 |
| Avg. Cost per m² | R 10,956 | R 11,167 |
Analysis: KwaZulu-Natal presents a fascinating case. It has a very high average cost per house (over R2 million), the highest of all provinces. This suggests a market focused on larger, high-value individual homes rather than high-density units. The cost per square metre is also very high (over R11,000/m² for completions), rivaling the Western Cape, which points to premium building standards and costs in its major municipal areas.
4. Mpumalanga
TABLE 6: Mpumalanga – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 730,123 | 161,173 |
| Number of Dwellings | 306* | 83* |
| Total Area (m²) | 85,602* | 18,685* |
| Avg. Cost per House | R 2,386,000 | R 1,942,000 |
| Avg. Cost per m² | R 8,529 | R 8,625 |
Analysis: Mpumalanga has a surprisingly high average cost per house, but a mid-range cost per square metre (~R8,500/m²). This indicates that the residential projects are likely large, standalone houses on sizable plots, which is characteristic of the province’s semi-rural and estate-based development pattern, rather than expensive high-density apartments.
5. Eastern Cape
TABLE 7: Eastern Cape – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 579,148 | 223,061 |
| Number of Dwellings | 391* | 301* |
| Total Area (m²) | 68,529* | 32,876* |
| Avg. Cost per House | R 1,481,000 | R 741,000 |
| Avg. Cost per m² | R 8,453 | R 6,786 |
Analysis: The Eastern Cape shows a significant disparity between plans passed and completions. The planned cost per m² is R8,453, but the completed cost drops to R6,786/m². This suggests that the province is completing a higher proportion of more affordable, smaller-scale housing projects compared to what is being planned, potentially reflecting government-subsidized housing or a focus on more economical builds.
6. Free State
TABLE 8: Free State – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 445,509 | 98,163 |
| Number of Dwellings | 385* | 64* |
| Total Area (m²) | 51,641* | 10,503* |
| Avg. Cost per House | R 1,157,000 | R 1,534,000 |
| Avg. Cost per m² | R 8,627 | R 9,347 |
Analysis: The Free State has a moderate cost per square metre, similar to Mpumalanga and the Eastern Cape. The completed cost per m² (R9,347) is higher than the planned cost, indicating that the few projects that were completed in this period were of a relatively higher value and standard.
7. Limpopo
TABLE 9: Limpopo – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 374,488 | 163,523 |
| Number of Dwellings | 174* | 83* |
| Total Area (m²) | 50,241* | 25,670* |
| Avg. Cost per House | R 2,152,000 | R 1,970,000 |
| Avg. Cost per m² | R 7,454 | R 6,370 |
Analysis: Similar to Mpumalanga, Limpopo’s data suggests a market of large, standalone homes, as evidenced by the high average cost per house but one of the lowest costs per square metre in the country (R7,454 for plans, R6,370 for completions). This is indicative of lower land, material, and labour costs compared to the major metros, with development focused on larger, more spacious homes.
8. North West
TABLE 10: North West – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 302,151 | 312,240 |
| Number of Dwellings | 224* | 236* |
| Total Area (m²) | 40,351* | 14,054* |
| Avg. Cost per House | R 1,349,000 | R 1,323,000 |
| Avg. Cost per m² | R 7,488 | R 22,214 |
Analysis: The North West presents an extreme anomaly. The cost per square metre for completed buildings is an outlier at R 22,214, more than double the national average and the highest in the country. This is likely a data compositional effect. The very small total completed area (14,054m²) suggests that only a handful of very high-value, custom-built luxury homes were completed in this period, drastically skewing the average. The plans passed figure (R7,488/m²) is a more realistic indicator of typical building costs in the province.
9. Northern Cape
TABLE 11: Northern Cape – Residential Buildings – Jan to Apr 2025
| Metric | Building Plans Passed | Buildings Completed |
|---|---|---|
| Total Value (R’000) | 113,351 | 24,277 |
| Number of Dwellings | 77* | 16* |
| Total Area (m²) | 12,771* | 2,454* |
| Avg. Cost per House | R 1,472,000 | R 1,517,000 |
| Avg. Cost per m² | R 8,875 | R 9,892 |
Analysis: As South Africa’s most arid and least densely populated province, the Northern Cape has the lowest total value of building activity. The cost per square metre is moderate to high (R8,875 – R9,892), which can be attributed to the elevated costs of transporting materials to remote areas and the economies of scale not being as favourable as in more developed provinces.
Conclusion and Implications
The STATSSA P5041.1 data for the first third of 2025 reveals a multifaceted and geographically diverse residential construction landscape in South Africa.
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National Average: The average cost to build a house in South Africa is approximately R 9,500 – R 9,600 per square metre for planned projects and R 8,900 per square metre for completed ones.
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Premium Provinces: The Western Cape and Gauteng consistently command the highest building costs per square metre, reflecting their status as economic powerhouses with high demand, higher living costs, and more complex building requirements.
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High-Value, Low-Cost/m² Provinces: KwaZulu-Natal, Mpumalanga, and Limpopo show a trend of high average house costs but moderate costs per square metre. This indicates a market dominated by large, spacious homes on individual plots rather than compact, high-density, high-spec apartments.
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Affordable Provinces: The Eastern Cape demonstrates the lowest actual building costs per square metre for completed projects, highlighting its focus on more affordable housing markets.
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Volatility and Anomalies: The data from provinces with low volumes of activity, such as the North West and Northern Cape, can be highly volatile. A few high-value projects can drastically skew averages, reminding us that regional data must be interpreted with caution and in context.
These figures are indispensable for anyone involved in the building industry, from individuals budgeting for a new home to large developers planning investments. They provide a factual foundation for financial planning, risk assessment, and understanding the broader economic dynamics of South Africa’s provinces. As material, labour, and financing costs continue to evolve, tracking these STATSSA reports will be essential for staying informed in 2025 and beyond.
Source: All data and calculations are derived exclusively from Statistics South Africa’s publication “Selected building statistics of the private sector, April 2025” (P5041.1). This analysis is based on figures from Tables 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, and 28.
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- Building Costs Per Square Metre in Western Cape…
- Building Costs Per Square Metre in North West…
- Building Costs Per Square Metre in Mpumalanga…
- Building Costs Per Square Metre in Limpopo Province,…
- Building Costs Per Square Metre in Gauteng Province,…
- Building Costs Per Square Metre in Free State…
- Building Costs Per Square Metre in Northern Cape…
- Building Costs Per Square Metre in KwaZulu Natal…
