If you are planning to paint your house in Cape Town, a useful starting price is around R40–R60 per m² for painting interior walls, ceilings, exterior walls and, where applicable, boundary walls.
However, this is only a starting point.
The final cost of painting a house depends on the condition of the surfaces, the amount of preparation required, the size of the areas being painted, the type of paint selected and whether additional work such as pressure washing, plaster repairs or mould treatment is needed.
At Mshankwe Investments, we determine the final price after inspecting the property.
For many residential painting projects, a starting rate of approximately R40–R60 per m² can be used to estimate the painting work.
| Area | Approximate starting rate |
|---|---|
| Interior walls | R40–R60/m² |
| Interior ceilings | R40–R60/m² |
| Exterior walls | R40–R60/m² |
| Boundary walls | R40–R60/m² |
These rates should not be treated as a fixed quotation.
A house may have walls that require very little preparation, while another property may have cracks, damp, mould, damaged plaster or peeling paint that requires considerable preparation before painting can begin.
The easiest way to understand the cost is to look at actual house sizes from painting projects.
One small house we assessed in Sitari had approximately:
1. 340 m² of interior walls
2. 137 m² of ceilings
3. 412 m² of exterior walls and boundary walls
The starting painting rate was approximately R40–R60 per m².
The important point is that the total price cannot be calculated accurately from the floor size of the house alone.
A 340 m² house does not necessarily have 340 m² of paintable wall surface. Interior walls, ceilings, exterior walls and boundary walls need to be measured separately.
A medium-sized house in Somerset West had approximately:
1. 609 m² of interior walls
2. 349 m² of ceilings
3. 489 m² of exterior walls
Again, the starting painting rate was approximately R40–R60 per m².
The final cost depends on the condition of each surface and how much preparation is required before applying the paint.
A larger double-storey property in Sunset Village, Blouberg, had approximately:
1. 652.50 m² of interior walls
2. 303 m² of ceilings
3. 800 m² of exterior and boundary walls
The starting painting rate was again approximately R40–R60 per m².
However, this project shows why homeowners should not use a simple per-m² calculation to determine the entire cost of a painting renovation. The property required much more work than painting alone.
One of the more useful examples from our experience was a large renovation project in Sunset Village, Blouberg. The property required painting of the interior walls, ceilings, exterior walls, boundary walls and roof. The interior walls had bubbles and signs of water damage or damp. The exterior and boundary walls had mould that needed to be addressed. The roof, exterior walls and boundary walls also required jet washing before painting. The roof required anti-rust treatment before two coats of roof paint were applied.
The renovation also included additional work such as:
1. Installing new skirting
2. Replacing cornices
3. Changing ceiling lights
4. Changing switches and plugs
5. Preparing damaged interior surfaces
6. High pressure washing exterior surfaces
7. Treating the roof for rust
8. Roof painting old rusty roof
9. Painting approximately 800 m² of exterior and boundary walls
10. Painting approximately 652.50 m² of interior walls
11. Painting approximately 303 m² of ceilings
The total cost for the whole house, including the interior, ceilings, exterior, boundary walls and roof painting, was approximately R130,000 – R150,000. This is a good example of why two houses with similar sizes can have very different painting costs. The paint itself is only one part of the project.
The biggest difference between a straightforward repaint and a more involved painting project is often preparation. Before painting, we inspect the surfaces to determine what needs to be done.
Water damage needs to be addressed before painting. Interior walls can develop bubbles or other surface damage where moisture has affected the wall. Simply applying paint over the damaged surface does not solve the underlying problem. We first look at the extent of the water or moisture damage and determine how much preparation is required.
Cracks need to be opened and properly repaired before painting. Small cracks may require filling, sanding and preparation before painting. Larger or more damaged areas may require more extensive repairs.
We also check areas such as:
1. Ceiling cracks
2. Gaps between cornices and walls
3. Cracks around windows and doors
4. Damage between skirtings and walls
5. Cracks on lintels
Sometimes a surface can be prepared and painted after minor repairs. In other cases, the wall needs to be completely skimmed because the existing surface is too uneven or damaged. This can have a significant effect on the final price.
Mould should not simply be painted over. If mould is present on an interior or exterior surface, the cause and condition of the surface need to be considered before painting. Painting over mould without proper treatment can lead to future problems.
Exterior walls, boundary walls and roofs may require jet washing before repainting. The pressure washing requirement depends on the condition of the surface. We also consider what type of pressure washer is appropriate for the job, including whether a petrol-powered or electrically powered machine is required. Proper cleaning helps prepare the surface before new paint is applied.
Boundary walls need to be inspected separately from the main house. One thing we check is whether the top of the boundary wall has been properly sealed. If water is entering through the top of the wall, it can contribute to peeling and paint failure.
Interior painting can also involve additional work depending on the property. Furniture may need to be moved, or drop sheets may be required to protect furniture and other areas. The amount of protection and moving required can affect the project cost.
Homes with dogs can sometimes have damaged skirtings or doors. Where this happens, painting may not be enough. The damaged areas may need to be repaired or replaced before the final coating is applied.
For an existing painted surface in reasonable condition, we usually work with two coats of paint. For brand-new walls, three coats may be required. The exact paint product depends on the client's specification and the requirements of the surface. This is another reason why comparing painting quotes only by the price per square metre can be misleading. Two contractors may quote the same area but have different preparation requirements, paint specifications or scopes of work.
One of the biggest mistakes homeowners can make is choosing a painting contractor simply because they provided the cheapest price. A cheaper quotation may have a different scope of work.
For example, one contractor may include:
1. Surface preparation
2. Crack repairs
3. Sanding
4. Pressure washing
5. Mould treatment
6. Two coats of specified paint
while another quote may mainly cover the application of paint. The two prices are then not directly comparable. When comparing two or more painting quotes, look at what is included in the scope of work, not just the final number.
Exterior walls are exposed to Cape Town's weather throughout the year. Dirt, mould and other surface contamination can affect the condition of the existing coating. Where necessary, we recommend jet washing before repainting exterior walls, boundary walls or roofs. The purpose is to properly prepare the surface before the new coating is applied. Skipping this step when the surface requires cleaning can contribute to problems with the new paint.
Cape Town's weather can cause painted surfaces to wear out over time. A property is exposed to rain, wind, sunlight and moisture, and different areas of a house can experience different levels of exposure. This means house painting should not always be viewed as a once-off job. Regular inspection and maintenance can help identify problems before they become more expensive. For example, it is better to identify water damage, mould, cracks or peeling paint early than to wait until larger sections of plaster or paint have failed.
As a practical starting point, house painting in Cape Town can be estimated at approximately R40–R60 per m² for interior walls, ceilings, exterior walls and boundary walls. But this should not be treated as the final price. The actual cost depends on the surface area, preparation, condition of the walls and ceilings, water damage, cracks, mould, plaster repairs, pressure washing, paint requirements and other work included in the project. Our experience with properties in areas such as Sitari, Somerset West and Blouberg shows that the difference between a simple repaint and a full renovation can be substantial. The most accurate way to determine the cost is therefore to have the property inspected before the quotation is prepared. Contact Mshankwe Investments on 078 912 1881 or info@adaminvestments.co.za to arrange a site inspection.
How much does it cost to paint a house in Cape Town?As a starting estimate, house painting in Cape Town can cost approximately R40–R60 per m² for interior walls, ceilings, exterior walls and boundary walls. However, the final price depends on the condition of the surfaces, preparation required, paint specifications and any additional work needed.
Not necessarily, it is labour only. The R40–R60 per m² figure is a starting painting rate. Additional work such as plaster repairs, crack repairs, mould treatment, pressure washing, skimming, roof preparation or other repairs may increase the total project cost.
For an existing painted surface that is in reasonable condition, two coats of paint are generally used. New walls may require three coats, depending on the surface and paint specification.
If walls have cracks, damaged plaster, water damage or other surface problems, these should generally be addressed before painting. Minor damage may require filling and sanding, while severely uneven or damaged walls may require skimming.
Painting contractors may include different scopes of work in their quotations. One quote may include surface preparation, crack repairs, pressure washing, mould treatment and two coats of paint, while another may mainly cover paint application. It is therefore important to compare the scope of work, not just the final price.
