Mangaung covers Bloemfontein, Botshabelo and Thaba Nchu. Unlike Cape Town, Johannesburg or eThekwini, Mangaung does not publish a public, self-service GIS map viewer where you can click an erf and read its zoning. We could not confirm one, so this page does not send you to a portal that may not exist.
The dependable route in Mangaung is a written zoning certificate from the metro's Planning department. That is also the document any land use application needs, so it is not wasted effort. Below is how to request one, what the Land Use Scheme allows, and where the scheme currently stands - it is under active amendment.
Official viewer
Mangaung Metropolitan Municipality (Planning)
Scheme: Mangaung Land Use Scheme, as amended (under review) · Mangaung Municipal Land Use Planning By-law (2015)
How to read a Bloemfontein / Mangaung zoning result
5 steps- Step 01
Gather the property details
You need the erf or farm portion number and the township (e.g. 'Erf 4567 Universitas, Bloemfontein'). Both appear on your municipal account and on the title deed.
- Step 02
Request a zoning certificate from the metro
Apply to Mangaung's Planning department for a written zoning certificate for the property. You request this directly from the municipality - Landlodz does not generate, issue or order certificates. Our assigned planner shows you exactly how to request one.
- Step 03
Get a copy of the title deed
Deeds Office records are public. The title deed shows restrictive conditions that sit on top of the zoning and often decide whether an application is needed at all.
- Step 04
Read the zoning against the Land Use Scheme
The certificate names the use zone. The Mangaung Land Use Scheme sets out the primary uses allowed in that zone and the uses that need the municipality's consent.
- Step 05
Check whether an amendment affects you
Mangaung published a draft Land Use Scheme amendment in February 2025 and ran a further public comment process on the scheme and land use by-laws in late 2025. Confirm which version applies to your erf before relying on an older scheme document.
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 copyBloemfontein / Mangaung zoning codes in plain language
10 codes- Residential 1
One dwelling per erf - the standard across suburban Bloemfontein.
- Residential 2
Second dwellings, group housing and townhouse development.
- Residential 3
Flats and higher-density residential blocks.
- Business 1
General business - the Bloemfontein CBD and main commercial corridors.
- Business 2
Local and neighbourhood business: corner shops, small offices.
- Industrial 1 / 2
Light and general industry - Hamilton, Estoire and the eastern industrial areas.
- Institutional
Schools, churches, clinics, university and government uses.
- Public Open Space
Parks, sports fields and public squares.
- Agriculture
Farm land and smallholdings on the metro periphery.
- Special
A use defined for that specific property - read the scheme entry, not the category name.
Frequently asked questions
4 answersIs there a Mangaung or Bloemfontein zoning map viewer online?+
We could not confirm a public, self-service GIS map viewer for Mangaung. Rather than link you to something unofficial, this page routes you to the written zoning certificate from the metro's Planning department, which is the document that actually counts.
How do I get a zoning certificate in Bloemfontein?+
Request it from Mangaung's Planning department with the erf number and township. There is a small municipal fee. Only the registered owner or someone with a power of attorney can order certain property records, so confirm who the applicant of record is first.
Which by-law applies to land use applications in Mangaung?+
The Mangaung Municipal Land Use Planning By-law, promulgated in 2015 in the Free State Provincial Gazette under SPLUMA (Act 16 of 2013). Rezoning, consent use, subdivision and departure applications are all decided under it.
Is the Mangaung Land Use Scheme changing?+
Yes. A draft amendment to the Land Use Scheme was published in February 2025, and the metro invited public comment on a further review of the scheme and the land use by-laws in September 2025. Always confirm the current version before lodging.
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