1. The planner's fee
From R36 120
This is a fixed fee for preparing the motivation report and application, running the public notice, lodging with the municipality and tracking it to a decision. It is paid as a 50% deposit before work starts and the balance on lodgement. Landlodz is not VAT-registered, so no VAT is added.
2. The municipal application fee (2026/27)
| Municipality | Fee | Note | Source |
|---|---|---|---|
| Johannesburg | R9,500 | per erf | City of Johannesburg, Development Planning Fees Schedule 2026/2027 (joburg.org.za) |
| Cape Town | R8,700 | basic fee, up to 10,000 m² | City of Cape Town, Land Use Management Tariffs, effective 1 July 2026 (capetown.gov.za) |
| Ekurhuleni | R5,627.24 | application fee only - advertising charged separately | Ekurhuleni, Schedule 20: City Planning Tariffs 2026-27 (ekurhuleni.gov.za) |
| eThekwini | R3,465 | up to 5,000 m². R12,318 for 5,000 m²–5 ha; R30,756 for 5–10 ha; R30,756 plus R3,465 per additional hectare above 10 ha | eThekwini, Tariff Tables 2026/2027 (dag.durban.gov.za) |
| Mbombela | R15,644 | per erf | Mbombela, Sundry Town Planning and Local Economic Development 2026/2027 (mbombela.gov.za) |
| Tshwane | Not yet published here - confirmed at quotation | City of Tshwane tariff schedule 2026/27 |
- Municipality
- Johannesburg
- Fee
- R9,500
- Note
- per erf
- Source
- City of Johannesburg, Development Planning Fees Schedule 2026/2027 (joburg.org.za)
- Municipality
- Cape Town
- Fee
- R8,700
- Note
- basic fee, up to 10,000 m²
- Source
- City of Cape Town, Land Use Management Tariffs, effective 1 July 2026 (capetown.gov.za)
- Municipality
- Ekurhuleni
- Fee
- R5,627.24
- Note
- application fee only - advertising charged separately
- Source
- Ekurhuleni, Schedule 20: City Planning Tariffs 2026-27 (ekurhuleni.gov.za)
- Municipality
- eThekwini
- Fee
- R3,465
- Note
- up to 5,000 m². R12,318 for 5,000 m²–5 ha; R30,756 for 5–10 ha; R30,756 plus R3,465 per additional hectare above 10 ha
- Source
- eThekwini, Tariff Tables 2026/2027 (dag.durban.gov.za)
- Municipality
- Mbombela
- Fee
- R15,644
- Note
- per erf
- Source
- Mbombela, Sundry Town Planning and Local Economic Development 2026/2027 (mbombela.gov.za)
- Municipality
- Tshwane
- Fee
- Not yet published here - confirmed at quotation
- Note
- Source
- City of Tshwane tariff schedule 2026/27
This is the municipality's fee, not a Landlodz fee, and you pay it directly to the municipality. Tariffs are usually revised each year from 1 July.
3. Advertising the application
Every rezoning is advertised, and the method is set by the municipality's planning by-law. In Johannesburg the notice goes in the Provincial Gazette and a newspaper at the same time (Municipal Planning By-law, 2024, section 21(2)(a)), and the City's fee schedule lists Gazette publication at R1,200. In eThekwini the notice goes in two local newspapers and the applicant pays all notice costs (Planning and Land Use Management By-law, 2016, sections 34(2)(a) and 34(7)). In Ekurhuleni the applicant pays the publisher directly. Newspaper costs depend on the publication.
4. Costs that depend on the property
Development contributions: after a rezoning the municipality can charge contributions for engineering services where the new rights put more load on them, and for open space where residential density goes up. In Johannesburg building plans are not approved until they are paid (By-law section 25). On a commercial rezoning this can be the largest single cost, so your planner should estimate it before you commit.
Specialist studies: a traffic impact assessment, an engineering services report, or heritage or environmental input are needed only when the proposal or the site triggers them. Specialists quote for these directly.
Site development plan: many rezonings are approved on condition that a site development plan is approved before building plans.
5. Starting points by metro
| Municipality | Landlodz fee | Municipal fee | Gazette fee | Starting point | What is still to add |
|---|---|---|---|---|---|
| Johannesburg | R36 120 | R9 500 | R1 200 | R46 820 | Newspaper notice, any contributions and studies |
| Cape Town | R36 120 | R8 700 | No sourced fee included | R44 820 | Advertising, contributions, studies |
| Ekurhuleni | R36 120 | R5 627,24 | No sourced fee included | R41 747,24 | Advertising paid to the publisher, contributions, studies |
| eThekwini, up to 5,000 m² | R36 120 | R3 465 | No sourced fee included | R39 585 | Two newspaper notices, contributions, studies |
| Mbombela | R36 120 | R15 644 | No sourced fee included | R51 764 | Advertising, contributions, studies |
- Municipality
- Johannesburg
- Landlodz fee
- R36 120
- Municipal fee
- R9 500
- Gazette fee
- R1 200
- Starting point
- R46 820
- What is still to add
- Newspaper notice, any contributions and studies
- Municipality
- Cape Town
- Landlodz fee
- R36 120
- Municipal fee
- R8 700
- Gazette fee
- No sourced fee included
- Starting point
- R44 820
- What is still to add
- Advertising, contributions, studies
- Municipality
- Ekurhuleni
- Landlodz fee
- R36 120
- Municipal fee
- R5 627,24
- Gazette fee
- No sourced fee included
- Starting point
- R41 747,24
- What is still to add
- Advertising paid to the publisher, contributions, studies
- Municipality
- eThekwini, up to 5,000 m²
- Landlodz fee
- R36 120
- Municipal fee
- R3 465
- Gazette fee
- No sourced fee included
- Starting point
- R39 585
- What is still to add
- Two newspaper notices, contributions, studies
- Municipality
- Mbombela
- Landlodz fee
- R36 120
- Municipal fee
- R15 644
- Gazette fee
- No sourced fee included
- Starting point
- R51 764
- What is still to add
- Advertising, contributions, studies
6. Ways to keep the cost down
Check whether you need a rezoning at all. If the use you want is listed as a consent use in your zone, a consent use application is the narrower and cheaper route (from R25 800). If one building rule is the problem, a departure may be enough (from R15 480). Lodge related applications together, for example a removal of restrictive title conditions alongside the rezoning. And have the title deed and SG diagram ready before you start.
Frequently asked questions
How much does a rezoning cost in South Africa?+
In the metros where we hold the 2026/27 tariff, the Landlodz fee plus the municipal application fee comes to between R39 585 (eThekwini, up to 5,000 m²) and R51 764 (Mbombela). Advertising, any development contributions and specialist studies come on top.
Is VAT added to the Landlodz fee?+
No. Landlodz is not VAT-registered. Municipal fees are shown as the municipality publishes them.
Is the municipal fee part of the Landlodz fee?+
No. It is a council fee, and you pay it directly to the municipality.
Why does a rezoning to business cost more than the application fee suggests?+
The application fee is usually the same, but a business use tends to put more load on roads and services, so development contributions are more likely and can be much larger. Your planner should estimate them before you lodge.
How long does a rezoning take?+
Most take 9–18 months from start to final approval, depending on objections and the municipality.
Keep reading
Read time- Guide 01
Rezoning Applications in South Africa: The Complete 2026 Guide
Rezoning is the most powerful land use application route. Here is every step, from feasibility to gazette notice to final approval.
12 min - Guide 02
Consent Use Applications in South Africa
Consent use is the fastest and cheapest land use application route. Here is how it works and when to use it.
11 min - Guide 03
How Much Does a Town Planner Cost in South Africa? (2026 Prices)
2026 town planner fee ranges by application type, plus how Landlodz's fixed-price model compares to traditional hourly billing.
7 min
Book a free consult. A SACPLAN-registered town planner checks whether you need a rezoning at all and sends you a fixed quote before you commit.