- Get a free quote from 5-Star reviewed painters working in Edgemead
- Priced for Edgemead's original 1970s and 80s single-storey stock, plus the double-storey extensions
- We treat the algae and mould that mature street trees cause on shaded south walls
- Timber fascias and barge boards assessed for rot before we quote a paint price on them
Painting a House in Edgemead
Edgemead was built out mostly between the mid-1970s and the late 1980s, and the housing stock is remarkably consistent: single-storey plaster-on-brick homes, concrete tile roofs, timber fascia and barge boards, and a mix of face brick to the lower courses. That consistency is useful, because it means the same three or four problems come up on almost every quote.
The one that catches most owners out is shade. Edgemead's greenbelts and mature street trees are the reason people move here, but they also mean south and south-east elevations stay damp for hours after the rest of the house has dried. Those walls grow algae and mould, and paint applied over a green film lifts within two seasons no matter how expensive the tin was. A fungicidal wash and a full rinse is not an optional extra here, it is the job.
The second is timber. Original fascias and barge boards on 40-year-old homes are frequently soft at the joints and behind the gutter line. Painting rotten timber buys you about eighteen months. We check with a probe before quoting, because replacing a few metres of board is far cheaper than repainting the whole roofline twice.
What It Costs to Paint a House in Edgemead
These are the ranges we actually quote in Edgemead. They assume proper preparation and two full coats. Anything unusual in scope is quoted separately after we have seen the property. Use them to sanity-check any quote you receive.
| Work | Typical range |
|---|---|
| Interior, full three-bedroom home | R14,000 - R26,000 |
| Exterior, single storey | R16,000 - R30,000 |
| Exterior, double storey or extended home | R28,000 - R48,000 |
| Concrete tile roof, sealer plus two coats | R14,000 - R28,000 |
| Timber fascias and barge boards, prep and paint | R4,500 - R11,000 |
| Replacing rotten fascia board, per metre | R220 - R420 |
| Fungicidal wash on shaded elevations | R2,200 - R5,500 |
| Single bedroom repaint | R1,800 - R3,800 |
Ranges assume a home in reasonable condition. Extensive plaster repair, damp treatment or stripping failed coatings is quoted separately once we have seen the walls.
The Best Time of Year to Paint in Edgemead
October through to April is the working window, but Edgemead has a wrinkle that flatter, more open suburbs do not. Shaded elevations under tree cover hold morning dew until well past nine, and a wall that feels dry to the back of your hand can still be too wet for a topcoat. On those walls we start later in the day and finish earlier, which is why a shaded Edgemead exterior sometimes takes a day longer than the same house in Panorama.
Winter is genuinely not worth it here. Between May and August the combination of rainfall and low sun means north walls might dry but south walls simply will not, and a film that cannot cure stays soft and picks up dirt permanently.
If you are dealing with mould as well as repainting, book the wash for early spring and the paint for a few weeks later. Killing the growth and then letting the wall dry out properly gives you a far longer repaint cycle than doing both in the same week.
Which Paint to Use in Edgemead
Product choice should follow the surface and the exposure, not the brand on the tin. This is what we specify on Edgemead homes and why.
| Surface | What we specify and why |
|---|---|
| Exterior walls | A UV-stable acrylic such as Dulux Weathershield or Plascon Wall & All. Edgemead is inland enough that you do not need a coastal-grade product, so spend the money on coats rather than exotic chemistry. |
| Shaded south elevations | Same topcoat, but preceded by a fungicidal wash and a mould-resistant primer. Skipping this is the single most common reason an Edgemead repaint fails early. |
| Concrete tile roof | Porous tiles must be sealed first. A bonding liquid or roof sealer, then two coats of Dulux Roofguard or Plascon Roofcoat. Painting straight onto bare concrete tile wastes the topcoat. |
| Timber fascias and barge boards | Sound timber takes an alkyd undercoat and an enamel such as Plascon Velvaglo. Soft or delaminating board gets replaced, not painted. |
| Interior walls | Dulux Luxurious Silk or Plascon Double Velvet. In the family rooms of a house with children, a washable acrylic such as Dulux Wash & Wear earns its price difference. |
| Steel garage door | Wire brush to bright metal, anti-rust primer, then enamel. Roll-up doors need thin coats or they bind. |
What Goes Wrong on Edgemead Homes
- Algae and mould on south and south-east walls under tree cover, painted over rather than killed
- Rotten fascia and barge board ends hidden behind the gutter, discovered only once the gutter comes off
- Concrete tile roofs painted without a sealer coat, so the topcoat soaks in unevenly and patches within two years
- Hairline cracking at the junction between the original house and a later extension, where two slabs move independently
- Original steel window frames on the earliest homes rusting and staining the plaster below the sill
- Gutters and downpipes left unpainted, then rusting and streaking a freshly painted wall
Services We Cover in Edgemead
Edgemead Painting Questions
Painting a home in Edgemead? Contact Painters Sandown for a free, no-obligation quote and an itemised breakdown you can actually compare.
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