Two bedrooms or three? We walked both Roodepark plans with a tape measure

Invicta Roodepark Eco City 2 blog: Two bedrooms or three? We walked both Roodepark plans with a tape measure. Here's the thing that surprises almost everyone at the show house: the 3 Bed 1 Bath costs exactly the same as the 2 Bed + Study — R989,000 either way. So the two-or-three question is free. The expensive question is bathrooms. At Invicta Roodepark Eco City 2 in Montana, Pretoria, two of the four plans carry an identical price tag. Once you've stood in both, the choice stops being about square metres and starts being about who's sleeping where, and whether one bathroom is enough for your household. The four plans and what they cost (two of them are the same price): Invicta Property Development sells four plans here, and the prices are all-inclusive: bond registration, transfer fees and legal costs are built in. There's no transfer duty either, because these are new builds bought direct from the developer on a VAT-inclusive basis. The list runs like this: the 2 Bed + Study at R989,000, the 3 Bed 1 Bath also at R989,000, the 3 Bed Luxury Plus 2 Bath at R1,189,000, and the Family Home 3 Bed 2 Bath at R1,239,000. Read that again. The 2 Bed + Study and the 3 Bed 1 Bath are the same R989,000. You are not paying for the third bedroom. You're choosing what to call the same footprint of floor space — a study or a third sleeping room. The estate is NHBRC-enrolled (number 10734) and falls under the City of Tshwane. If you're comparing against other [townhouses for sale in Montana](/townhouses-for-sale/montana-pretoria), this identical-price pairing is unusual enough to be worth a Saturday. Room by room with the tape measure: the actual sizes: Forget the brochure renders. What matters is whether your bed fits with pedestals on both sides, and whether your couch and dining table land in the same open-plan space without you turning sideways to walk past. Here's what actually goes in. The main bedroom comfortably takes a queen-size bed with pedestals on both sides. Bedroom 2 holds a double bed with one pedestal — fine for a guest or a younger child, snug for two adults wanting bedside tables each. Bedroom 3, in the three-bed plans, fits either a double bed with no pedestal or a bunk bed with one pedestal, which is the layout most families with two kids end up using. In the living area, an L-shape couch seating six plus a coffee table fills the TV side. The adjoining space carries a six-seater dining table and a breakfast nook with three high chairs. That's a genuinely usable open-plan zone, not a corridor with a couch in it. Bring your own furniture measurements when you visit — the dimensions that count are the ones your bed and lounge suite already have. The real decision is bathrooms, and it costs R200,000: Since the two-or-three-bedroom question is free at R989,000, the actual money sits in the bathroom count. Stepping up from one bathroom to two means moving from the 3 Bed 1 Bath at R989,000 to the 3 Bed Luxury Plus 2 Bath at R1,189,000. That's R200,000 for a second bathroom. The Family Home 3 Bed 2 Bath sits a little higher again at R1,239,000. So the ladder is clear: R989,000 buys you three bedrooms and one bathroom; another R200,000 buys you the second bathroom. Whether that's worth it depends entirely on how many people share a morning routine. A couple, or a couple with a baby, will not feel one bathroom as a constraint. Two school-age kids plus two working parents queuing at 6:45am is a different story. Note one threshold: the 3 Bed 1 Bath at R989,000 and the two-bathroom plan at R1,189,000 both sit under the R1,210,000 transfer-duty exemption line (confirmed unchanged on 19 February 2026), and in any case there's no transfer duty on these new builds. If you're weighing up [three-bedroom homes in Montana](/3-bedroom-house-for-sale/montana-pretoria) elsewhere, the bathroom-versus-price trade-off is the comparison to run. Who fits where: couple, first baby, two kids, working from home: Match the plan to your household, not to the bedroom count. A couple with no kids, or one working from home, gets the most from the 2 Bed + Study at R989,000 — main bedroom for you, the second room as an office or guest space, and you've spent nothing extra versus the three-bed layout. If you're a first-time buyer reading our [first-time buyer guide](/guides/first-time-buyer-guide), this is often the cleanest entry. A couple expecting a first baby can take the 3 Bed 1 Bath at the same R989,000: nursery in bedroom 3 (double bed with no pedestal, or cot with room to spare), one bathroom still comfortable for a small household. Two kids changes the maths. Bedroom 3 takes a bunk bed with one pedestal, and the second bathroom starts earning its R200,000 — that's the case for the 3 Bed Luxury Plus 2 Bath at R1,189,000 or the Family Home at R1,239,000. People searching specifically for [two-bedroom options in Montana](/2-bedroom-house-for-sale/montana-pretoria) often land on the 2 Bed + Study once they see the study doubles as a nursery for a year or two. What each plan costs per month at today's prime rate: Prime is 10.5% right now. The SARB raised the repo rate 25 basis points to 7.0% on 28 May 2026, and prime runs at repo plus 3.5. Recompute against the current prime before you commit, because rates move. Over a 240-month (20-year) bond, the instalments work out like this: the 2 Bed + Study at R989,000 is roughly R9,874/month; the 3 Bed 1 Bath at R989,000 is the same R9,874/month; the 3 Bed Luxury Plus 2 Bath at R1,189,000 is about R11,871/month; and the Family Home 3 Bed 2 Bath at R1,239,000 is around R12,370/month. So the second bathroom (that R200,000 jump) costs you roughly R2,000 a month. Decide whether R2,000/month buys enough morning peace for your household. Banks generally allow about 30% of gross income toward a bond, so the R9,874 plans need income in the region you can check against our [affordability breakdown for a R35,000 salary](/affordability/r35000-salary). If you earn between R3,501 and R22,000 a month, the First Home Finance (FLISP) subsidy of R27,960 to R169,264 may apply, with the larger subsidy going to lower incomes. Book the visit and settle it in the rooms: Floor plans flatten everything. A bedroom that reads tight on paper takes a queen with pedestals both sides; a study that sounds like an afterthought is a real working room. The only honest way to settle the two-or-three question, and the bathroom question behind it, is to stand in both layouts at the same R989,000 price and watch your own furniture measurements land. The estate runs the usual draws too — free-roaming kudu, impala and zebra, a clubhouse, swimming pool, walking trails, children's play areas, 24/7 security and fibre-ready connections — but those don't decide your bed-and-bathroom maths. Your tape measure does. The tape measure lives at the show house. Book a Saturday slot on 063 600 3905, bring your own furniture measurements, and settle the two-or-three question standing in the actual rooms. Homes from R989 000 all-inclusive, no transfer duty. Contact: 063 600 3905. Official site: https://www.invictaproperties.co.za/.