“Add R400,000”: SA Confused About Construction Expert’s Construction Costs for 4-Bedroom House

• A construction content creator shared a detailed pricing breakdown for building a four-bedroom house
• The house plan includes four bedrooms, 2.5 bathrooms, a lounge, kitchen, dining room and double garage
• South Africans questioned whether the pricing was realistic, with many suggesting additional costs like furnishing and foundation work weren't properly included

A construction expert has revealed the estimated construction costs for a four-bedroom house, sparking major debate among South Africans about whether the pricing is too good to be true.

TikTok user @mjlesenya, who regularly shares construction-related content and building cost breakdowns, posted detailed pricing information on 31 August 2025, which quickly went viral.

The content creator shared a cost estimation invoice for building a modern four-bedroom house. The house plan includes four bedrooms, 2.5 bathrooms, a lounge, a kitchen, a dining room, and a double garage. According to the breakdown, material costs range from R210,000 to R292,000, covering blocks, bricks, cement, sand, roofing tiles, wood, nails, plastering materials, and aluminium for windows and doors.

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The labour costs are estimated at R128,000, including R32,000 to R44,000 for building work, R27,000 to R36,000 for roofing services, R30,000 to R40,000 for plastering, and R4,000 to R8,000 for aluminium installation. The total estimated construction costs for the 4-bedroom house come to R420,000.

The house design shows a modern structure with a front veranda, double garage, and open-plan dining and lounge area. The layout includes a kitchen, lobby, and passageway leading to the four bedrooms, a main bathroom, a master ensuite bathroom and a back veranda. The post received over 6,000 reactions, 200 comments, and 3,000 shares as South Africans showed massive interest in the building costs.

Mzansi reacts to construction costs

South Africans shared mixed reactions about the pricing in the comments section.

@tsutsa warned:

"Guys, you need to add another R400,000.00 for furnishing."

@phililfelicity joked:

"When a person posts a house plan or a video with design, we ask for estimates. When estimates are posted, we review estimates. There's nothing you can do to satisfy a human being."

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@lebohang_tembe asked:

"Do you bring your material, or must I buy it?"

@the_aardvark requested:

"Please do the same for a 4-5 bedroom double-storey house."

@slindokuhle_nkosi enquired:

"Do you guys do renovations?"

@user1094591495347 warned:

"Project cost is mostly influenced by the level of detailing and finishing specification. From my construction experience, a 4-bedroom at that price, you will have problems; it will either be substandard materials or poor workmanship."

@thabiso_lucious requested:

"Please assist with a quote for 3-bedroom, 2-bathroom, kitchen, sitting room, dining room and single garage"

@mpafane questioned:

"On the building items, I think you missed a 1 in front of the 50 and 70k... I mean, the foundation alone won't be enough on 70k."

Buying vs. building a home

According to Ooba Home Loans, building a house usually costs 20 to 30% more than buying one that’s already built. But in the long run, it can save money since you don’t need to renovate, you’ll pay less for upkeep, avoid transfer duty, and may even get some tax breaks. New homes are also energy-efficient and often worth more thanks to modern designs.

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Building has other perks too; you can add the latest tech, be the first to live in the home, and sometimes face less competition when buying land. The downsides are that it takes a long time to build, delays can happen, and you might need somewhere else to stay while construction is going on.

View the TikTok post below:

Ooba further states that the cost of building is mainly determined by the size of the home, with average construction costs ranging from R10,000 to R20,000 per square meter. Financing options include building loans, which are disbursed in stages as construction progresses.

It is important to hire professionals such as architects, contractors, and structural engineers. Also, building plans must be submitted to and approved by the local municipality, and the property should be registered with the National Home Builders Registration Council (NHBRC).

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• A man showed his village compound with modern homes, but the estimated cost of building something similar shocked many.

Updated by Hilary Sekgota, Human Interest HOD at Briefly News.

Proofreading by Kelly Lippke, copy editor at Briefly.co.za.

Source: Briefly News