We understand that the idea of building a modern double story house in South Africa from the ground up can be overwhelming. There are numerous considerations to make, from choosing the right design and materials to understanding the legal requirements and cost implications. 

This blog post aims to demystify the process and answer the most common questions we’ve encountered from homeowners like you. Whether you’re just starting to dream about your future home or you’re already knee-deep in the construction process, we hope this guide will provide the insights you need to navigate this exciting journey with confidence and clarity.

What is the Meaning of a Double Story House?

A double story house in South Africa, also known as a two-storey house, is a residential building that has two floors or levels. These floors are typically connected by an internal staircase. The ground floor often accommodates common areas like the living room, dining room, kitchen, and sometimes a bedroom or home office, while the upper floor usually houses the bedrooms and bathrooms. 

A double story house in South Africa is a popular choice among homeowners who want to maximise their living space, particularly on smaller plots of land. They offer more room for privacy and customisation and can potentially provide better views compared to single-storey homes.

Is it Cheaper to Build Single or Double Storey in South Africa?

When examining the expenses associated with building double storey or single storey in South Africa, several economic factors come into play.   

Firstly, land prices play a significant role. Given that a double story house in South Africa makes use of vertical space, it requires less land than a single-storey house for the same amount of living space. This can lead to considerable savings, particularly in regions with high land prices. 

When considering modern double storey house plans in South Africa, it’s important to factor in construction materials and labour costs. Material expenses may be slightly higher due to additional structural elements like reinforced concrete slabs or steel beams for the upper floor. Additionally, labour costs could also increase due to the added complexity of constructing a second floor.

Time is another factor that can affect expenses. For example, if you’re working on double storey house plans with a balcony, this could take longer to construct than building a single storey house, potentially leading to higher labour costs.

Finally, in terms of cost per square meter, a double story house in South Africa can offer more value for money. Despite the initial higher outlay, you’re effectively gaining more living space for your investment.

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How Much Does it Cost to Build a Double Story House?

In terms of cost per Square Meter, the cost of building a house in South Africa typically ranges from R10,000 to R33,300 per square meter. For a small double story house in South Africa, this could mean an average cost of R800,000 for a small 2-bedroom structure, but these costs will depend on a number of factors listed below:

1. The Location of Your Double Story House in South Africa

It is generally cheaper to build a house in a rural area compared to an urban area. The location of the construction site can significantly impact the overall cost due to variances in land prices, building regulations, and accessibility to materials and labour.

2. Materials Used To Build Your Double Story House in South Africa

The quality and type of building materials, including finishes such as plastering and fittings, can affect the overall cost. Luxurious finishing and high-quality materials will naturally lead to a higher cost.

3. The Design Complexity of The Home

The architectural design and complexity of the house can influence the construction cost. Unique or intricate double storey designs, multiple rooms, balconies, and additional structural features can contribute to increased expenses.

4. The Size of the Double Story House in South Africa

The size of the house, measured in square meters, directly impacts the total cost. Larger houses entail more materials, labour, and time, leading to higher overall expenses.

While our provided information offers a general overview of building a double story house in South Africa, it’s important to note that this is just a brief guide. Every building project has unique intricacies, so consulting with professionals and getting a quote is crucial. At Axio Projects, our team of experts is ready to assist at every stage, ensuring informed decisions aligned with your vision and budget. Reach out to us for tailored professional advice.

How Much Does it Cost to Draw a House Plan in South Africa?

Building a double story house in South Africa starts with drawing up a detailed house plan, which can cost between R2,500 and R22,000 depending on the size and style of your desired home. The cost can vary based on several factors, including the complexity of the design, the experience level of the professionals you hire, and any additional features such as 3D models or renderings.

Here’s a rough breakdown of house plan costs per house type according to Procompare:

• Average sized family home (150-250m²): This typically includes 3 bedrooms, 2 living spaces, 1 bathroom, and a 1 car garage. House plans for an average-sized family home can cost around R2,500 to R4,000.
• Modern style family home (300-400m²): A double-storey house with 4 bedrooms, 2+ living spaces, 2+ bathrooms, and a 2 car garage. House plans for a contemporary style family home of this size can cost from R8,000 to R15,00, depending on your design needs.
• Large modern style family home (400m²+): Houses of this size with multiple storeys, 5+ bedrooms, 3+ bathrooms, 3+ living spaces, and a 3+ car garage. House plans for homes larger than 400m² can cost around R15,000 to R22,000.

Keep in mind that these are just estimates, and the actual costs of building a double story house in South Africa​​ can vary greatly. It’s important to consider your lifestyle, budget, location, and functionality of the property when planning your home.

The South African Council for the Architectural Profession (SACAP) suggests that the standard rate for a building plan should be limited to 5% of the total building cost (using a build cost of R12,500/m²) for municipal-approved plans. Architects may only charge up to 3% (of R12,500/m²) for acting as the Principal Agent with JBCC (Joint Building Contracts Committee) building agreement.

Remember, getting a quality house plan drawn up can be a complex process. Always conduct thorough research and ensure you are dealing with qualified professionals to get the best value for your money.

How to Build a Double Story House in South Africa?

Constructing a double story house in South Africa presents an exciting opportunity, but it demands meticulous planning and execution. Here’s a comprehensive step-by-step guide to assist you through the process of building your double storey house:

1. Planning and Budgeting for Your Double Story House in South Africa

Start by establishing your budget and financial constraints for your double story house in South Africa. This will inform decisions regarding the dimensions, double story house designs, and finishes of your new home. Factor in all expenses, encompassing construction, permits, architect’s fees, and a contingency provision for unforeseen expenses. A good rule of thumb is approximately 10-20% of the total building cost.

2. Engage Professionals

Depending on the project’s intricacy, you may need to enlist the services of an architect, engineer, and NHBRC registered builder. They will collaborate with you to design your dream home, ensure structural integrity, and oversee the construction process.

3. House Design for Your Double Story House in South Africa

Collaborate with your architect to devise a plan for your double story house in South Africa that aligns with your requirements, preferences, and budget. Your double storey house design should also comply with local building codes and the characteristics of your plot. 

4. Acquire Requisite Permissions

Apply for essential building permits from local authorities, typically involving the submission of double storey house plans in South Africa and a fee payment.

5. Site Preparation

Before commencing construction of your double story house in South Africa, the site must undergo preparation, which may involve vegetation clearance, ground levelling, or addressing existing structures.

6. Foundation Laying for Your Double Story House in South Africa

The builder will excavate trenches and lay the foundation, a critical phase as it supports the entire residence.

7. Structural Construction

Subsequent to setting the foundation of your double story house in South Africa, construction of the first storey’s walls, floors, and roof commences, followed by replication for the second storey.

8. Utility Installation for Your Double Story House in South Africa

Once the structure is in place, it is time to install the electrical points and plumbing. If you would like to install solar panels and any other eco-friendly features, now if the time to do it.

9. Finishing Touches

Upon completion of utility installations inside your double story house in South Africa, internal and external finishing works commence, encompassing plastering, painting, fixture installation, tiling, and other tasks as per your specifications.

10. Inspections and Certifications of Your Double Story House in South Africa

Throughout and post-construction, local authorities typically conduct inspections to ensure compliance with safety standards and building codes as per the National Building Regulations and Building Standards Act 103 of 1977. Upon successful evaluation, a certificate of occupancy is issued.

Bear in mind this is a simplified guide to building a double story house in South Africa, and the construction of a home can involve more intricate and complex procedures that depend on local regulations and unique project attributes. Always seek professional guidance and ensure you understand the construction process before the project begins.

Recommended Reading: Building Companies: 9 Factors To Consider When Choosing A Builder

What is the Average Cost of Building a 3 Bedroom House?

The average cost of building a 3-bedroom house in South Africa varies significantly depending on the province. To calculate the average cost, we multiply the average cost per square meter by the size of the house. A typical 3-bedroom house can range from 80 to 150 square meters.

According to Ooba Home Loans, here are the average costs for building a 3-bedroom house in different provinces of South Africa, based on an estimated size of 120 square meters:

1. Western Cape: R13,150 * 120 = R1,578,000

2. Eastern Cape: R10,890 * 120 = R1,306,800

3. Gauteng: R13,330 * 120 = R1,599,600

4. KwaZulu Natal: R14,860 * 120 = R1,783,200

5. Free State: R11,290 * 120 = R1,354,800

6. Northern Cape: R10,370 * 120 = R1,244,400

7. Mpumalanga: R9,190 * 120 = R1,102,800

8. Limpopo: R8,450 * 120 = R1,014,000

9. North West: R7,980 * 120 = R957,600

These costs are just estimates, and actual costs can vary based on factors such as design complexity, materials used, labour costs, and additional features. 

Please note that these figures do not include the costs for land, utility connections, landscaping, driveways, or any interior design or finishes, which can also add a significant amount to the overall cost. Always consult with a local professional before beginning your build.

Double Story House in South Africa: Final Thoughts

Building a double story house in South Africa offers numerous advantages. Despite the initial higher costs, the added living space and potential property value increase make it a wise long-term investment, especially in urban areas with limited land. 

Regardless of the chosen house type, meticulous planning and budgeting are essential. Consider all potential costs, including construction expenses, permits, professional fees, and a contingency allowance for unforeseen outlays, to guarantee a smooth and successful building process.

If you’re looking for “construction companies near me” or “building companies near me”, look no further than Axio Projects; we’re always prepared to offer expert guidance, personalised estimates, and dependable construction solutions for your double story house in South Africa. We can assist with home building, home renovations, steelworks and carpentry. Contact us on (071) 539 5104 now, and let’s start building your dream home.