Single Residential 1 (the default suburban zone)
Single Residential 1 is the most common zoning across South African suburbs. It allows one dwelling house per erf as of right. Typical parameters: coverage 50%, FAR 0.6, height 8m or two storeys, street building line 4.5-5m, lateral building lines 3m.
Consent uses typically include guest houses, second dwellings, home enterprises, places of instruction and bed-and-breakfast establishments.
Single Residential 2 (the higher-density variant)
Single Residential 2 (or Residential 2 in some schemes) permits a small additional dwelling alongside the main house, often called a flatlet, with stricter parameters than General Residential.
General Residential 1, 2, 3, 4
General Residential categories permit flats and townhouses. The number indicates increasing density - GR1 is typically up to 40 dwelling units per hectare, GR4 up to 250 du/ha in some metros. FAR rises from around 0.8 to 3.0.
Group Housing
Group housing zoning permits a single development of multiple dwelling units on one erf - typically a townhouse complex. It usually requires a Site Development Plan approved by the municipality.
Density and what it really means
Density is expressed as dwelling units per hectare (du/ha). At 30 du/ha you have suburban townhouses. At 80 du/ha you have low-rise flats. At 250 du/ha you have multi-storey apartments. Most rezoning applications in fast-growing suburbs are requests to move up the density scale.
Municipality-specific notes
Cape Town
City of Cape Town uses the Municipal Planning By-Law (MPBL, 2015) and the Development Management Scheme (DMS). Applications run through the eDevelopment Application Management System (eDAMS).
Johannesburg
City of Johannesburg operates under the Municipal Planning By-Law (2016) and the Joburg Town Planning Scheme. Applications lodge via the JoziPlan online portal.
Tshwane (Pretoria)
City of Tshwane uses the Tshwane Town-planning Scheme (2008) under the Land Use Management By-Law. The Spatial Planning division handles intake.
eThekwini (Durban)
eThekwini uses the eThekwini Town Planning Scheme administered under the KwaZulu-Natal Planning and Development Act and SPLUMA.
Frequently asked questions
Can I run a business from a Single Residential 1 property?+
Often yes, but only under a 'home enterprise' or 'home occupation' consent use. The business must be subordinate to residential use and is usually capped at 25% of the floor area and limited employees.
Can I build flats on Single Residential 1?+
No. You need to rezone to a General Residential category first.
How many storeys can I build in Single Residential 1?+
Most schemes allow two storeys (8m). Cape Town and Johannesburg sometimes allow three storeys in specific suburbs.
What is the difference between density and coverage?+
Coverage is the footprint of the building as a percentage of the erf. Density is the number of dwelling units on the erf. You can have low coverage and high density (a tall block of flats) or high coverage and low density (a sprawling single house).
Keep reading
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Book a free consult. A SACPLAN-registered town planner confirms the route for your erf and sends you a fixed quote before you commit.