Buffalo City covers East London, Mdantsane, Bhisho and King William's Town. Unlike the larger metros, Buffalo City does not publish a polished, self-service public zoning viewer. The municipality runs its own GIS server at gis.buffalocity.gov.za, but what responds there is a technical ArcGIS services directory aimed at GIS professionals rather than a friendly map viewer for property owners.
That means the reliable way to establish the zoning of a Buffalo City erf is a written zoning certificate from Development Planning. Below is what the municipal GIS holds, the scheme and by-law that govern zoning here, and the exact route to a certificate. If the zoning turns out to block your plans, a Landlodz planner will tell you free which SPLUMA application you actually need.
Official viewer
Buffalo City Municipal GIS (gis.buffalocity.gov.za)
Scheme: Buffalo City Zoning Scheme Regulations (2007), being consolidated under the 2016 SPLUMA by-law · Buffalo City Spatial Planning and Land Use Management By-law, 2016
How to read a East London / Buffalo City zoning result
5 steps- Step 01
Know what the municipal GIS gives you
gis.buffalocity.gov.za is Buffalo City's own ArcGIS server and hosts municipal map services including the city base map and deeds holdings. It is a data endpoint, not a consumer map viewer - treat anything you read there as indicative only.
- Step 02
Collect the erf details first
You need the erf number and township (e.g. 'Erf 1234 Vincent, East London'). The erf number appears on your municipal account and on the title deed.
- Step 03
Request a zoning certificate from Development Planning
Apply to Buffalo City's Development Planning / Land Use Management unit for a written zoning certificate for the erf. You request this directly from the municipality - Landlodz does not generate, issue or order certificates.
- Step 04
Read the certificate against the scheme
The certificate states the use zone and the primary and consent uses attached to it under the zoning scheme regulations. Anything not listed as a primary use needs an application.
- Step 05
Check for scheme conditions and title conditions
Older East London and King William's Town townships often carry restrictive title conditions that survive the zoning. A removal of restrictions may be needed even where the zoning already permits your use.
Need the title deed or SG diagram for this property?
Title deed copy R399 · SG diagram R250 · both R600. Emailed as a PDF, usually within 1–3 working days.
Title deed copyEast London / Buffalo City zoning codes in plain language
8 codes- Agricultural
Farming and smallholdings; one dwelling per agricultural unit as a rule.
- Residential 1
Single dwelling per erf - the standard suburban zoning across East London.
- Residential 2
Higher-density residential: second dwellings, group housing and flats depending on the sub-zone.
- Business
Shops, offices and general commercial; intensity varies by sub-zone and location.
- Industrial
Light and general industry - Wilsonia, Arcadia and the West Bank industrial areas.
- Institutional
Schools, places of worship, clinics and government uses.
- Open Space
Public open space, parks and conservation land.
- Special
A use defined specifically for that erf - the certificate or scheme entry must be read on its own terms.
Frequently asked questions
4 answersDoes Buffalo City have an online zoning viewer?+
Not a public, self-service one. The municipality runs a GIS server at gis.buffalocity.gov.za, but it exposes technical map services rather than a searchable zoning map for the public. For anything you intend to act on, request a written zoning certificate from Development Planning.
Which by-law governs land use applications in Buffalo City?+
The Buffalo City Spatial Planning and Land Use Management By-law, 2016, adopted under SPLUMA (Act 16 of 2013). Rezoning, consent use, subdivision and departure applications are all decided under it.
Is Buffalo City the same as Gqeberha?+
No. Gqeberha (formerly Port Elizabeth) is in Nelson Mandela Bay. Buffalo City covers East London, Mdantsane, Bhisho and King William's Town, further up the Eastern Cape coast.
How long does a Buffalo City land use application take?+
Plan on roughly 90 to 180 days from the date the municipality accepts the application as complete, longer where public participation draws objections. No planner can guarantee an outcome or a date.
Zoning blocking your plans?
Talk to a registered town planner - free first consult.
We confirm whether you need a rezoning, consent use, departure or nothing at all - and lodge the application if you do.
Start a free consult