Who decides
Single residential matters for property in Johannesburg and surrounding areas are dealt with by City of Johannesburg Metropolitan Municipality, in Gauteng. As a metropolitan municipality it has no district council above it.
| Municipality | City of Johannesburg Metropolitan Municipality (metropolitan) |
|---|---|
| Province | Gauteng |
| Land-use scheme | City of Johannesburg Land Use Scheme, 2018 (as amended 2025), 2018 as amended 2025 |
Local requirements
In Johannesburg, questions about single residential land often start with: "Can I build a second dwelling?" or "Can I subdivide my stand?" This category is a guide, not the legal zone name.
Areas covered by City of Johannesburg Metropolitan Municipality include Johannesburg, Midrand, Randburg, Roodepoort, Sandton, Soweto.
City of Johannesburg applies the City of Johannesburg Land Use Scheme, 2018 (as amended 2025), while applications are processed under the City of Johannesburg Municipal Planning By-law (reviewed and promulgated on 3 April 2024) and SPLUMA (2013). Depending on the category of application, the decision is taken by an authorised official or the Municipal Planning Tribunal, with appeals to the City's appeal authority. Fees, required documents and timeframes are set by City of Johannesburg and change from time to time, so they are confirmed for each matter.
What to check for your property
- The property's zoning as recorded by the municipality (zoning certificate or official map)
- The exact wording of the applicable land-use scheme for that zone
- Title deed conditions, which can be stricter than the zoning
- Overlay zones, heritage or environmental controls and servitudes
- Any previous approvals and conditions attached to the property
Professional fees, municipal application fees, advertising and specialist costs are quoted separately for each matter. Timeframes depend on completeness, objections, specialist work and municipal processing.
Questions
Which municipality handles single residential in Johannesburg?
City of Johannesburg Metropolitan Municipality in Gauteng is the planning authority for Johannesburg, Midrand, Randburg, Roodepoort, Sandton, Soweto. The exact property location should still be confirmed, as municipal boundaries do not always follow town names.
Is there a district municipality involved in Johannesburg?
No. City of Johannesburg Metropolitan Municipality is a metropolitan municipality and handles its own planning applications.
What should I check before starting with single residential in Johannesburg?
Useful starting points are: The property's zoning as recorded by the municipality (zoning certificate or official map); The exact wording of the applicable land-use scheme for that zone; Title deed conditions, which can be stricter than the zoning. Title deed conditions, servitudes and previous approvals should also be checked.
Sources
- City of Johannesburg Municipal Planning By-law (reviewed, promulgated 3 April 2024) (as of 2026-10-21)
- City of Johannesburg Land Use Scheme, 2018 (as amended 2025) (as of 2026-10-21)