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 2 Bath Luxury Plus costs exactly the same as the 2 Bed + Study Luxury Study — R1,239,000 either way. So the two-or-three question is free. At Invicta Roodepark Eco City 2 in Montana, Pretoria, the final phase runs three plans, and the two entry 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 what a study is actually worth to your household. The three plans and what they cost (two of them are the same price): Invicta Property Development is selling the final phase here, and the prices are all-inclusive: transfer duty, bond registration, transfer fees and legal costs are built in. Phases 1 and 2, some 249 homes, are sold out, and the current phase is more than half sold. The list runs like this: the 2 Bed + Study Luxury Study at R1,239,000, the 3 Bed 2 Bath Luxury Plus also at R1,239,000, and the Family Home 3 Bed 2 Bath at R1,349,000. Read that again. The 2 Bed + Study and the 3 Bed Luxury Plus are the same R1,239,000. You are not paying for the third bedroom. You're choosing what to do with the space: a study or a third sleeping room. Both carry two bathrooms, so the bathroom count doesn't separate them either. 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 money question is the Family Home, and it costs R110,000: Since the two-or-three-bedroom question is free at R1,239,000, and both entry plans already give you two bathrooms, the actual money decision sits one rung up: the Family Home 3 Bed 2 Bath at R1,349,000. That's R110,000 for the largest layout in the estate — the plan built for a household that intends to stay put as the kids grow. So the ladder is simple: R1,239,000 buys either configuration of the standard footprint; another R110,000 buys the family-size one. One cost worth knowing if you're cross-shopping resale stock: an existing house at R1,239,000 attracts transfer duty of about R870, and at R1,349,000 about R4,170, on the SARS scale that exempts only the first R1,210,000 (confirmed unchanged in the February 2026 Budget) — plus the usual bond and transfer attorney invoices on top, which commonly run past R50,000 at these prices. At Roodepark the duty is zero because a new build bought direct from the developer is a VAT-inclusive sale, and the attorney costs are already in the sticker price. If you're weighing up [three-bedroom homes in Montana](/3-bedroom-house-for-sale/montana-pretoria) elsewhere, run that comparison with the once-off costs included, not just the asking prices. 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 partner working from home, gets the most from the 2 Bed + Study Luxury Study at R1,239,000: main bedroom for you, the second bedroom for guests, and a genuine study that isn't a repurposed passage. 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 2 Bath Luxury Plus at the same R1,239,000: nursery in bedroom 3, second bathroom already in place for when the household grows. Two kids is exactly what that plan was drawn for — bunk bed with one pedestal in bedroom 3 and no 6:45am queue at a single basin. The Family Home at R1,349,000 is the answer when you want the same arrangement with more room to grow into, and it's the plan most three-generation households pick. 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 with no deposit, the instalments work out like this: the 2 Bed + Study Luxury Study at R1,239,000 is roughly R12,370 a month; the 3 Bed 2 Bath Luxury Plus at R1,239,000 is the same R12,370; and the Family Home 3 Bed 2 Bath at R1,349,000 is around R13,468. So the step up to the Family Home (that R110,000 jump) costs you roughly R1,100 a month. Banks generally allow about 30% of gross income toward a bond, which puts the R12,370 plans in reach of a gross household income around R41,300 a month — the full maths for that band is in our [affordability breakdown for a R45,000 salary](/affordability/r45000-salary). Joint bond applications combine two incomes, so two salaries of about R20,700 each get to the same place, and that's how many Roodepark buyers qualify. 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 is to stand in both layouts at the same R1,239,000 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-study 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 R1 239 000 all-inclusive, no transfer duty. Contact: 063 600 3905. Official site: https://www.invictaproperties.co.za/.