Unlocking Johannesburg
OneCity Letter #2
OneCity Letter #2
June 16, 2025
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What Property Developers Need to Know
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What Property Developers Need to Know
Hi there,
We’re the OneCity team — making urban and property data more accessible, understandable, and practical.
Each month, we unpack complex frameworks, zoning policies, and market trends as part of our day-to-day work. In these monthly letters, you’ll find simple explanations and valuable insights we’ve gathered along the way — all to help you work more confidently in South Africa’s development landscape.
We’re the OneCity team — making urban and property data more accessible, understandable, and practical.
Each month, we unpack complex frameworks, zoning policies, and market trends as part of our day-to-day work. In these monthly letters, you’ll find simple explanations and valuable insights we’ve gathered along the way — all to help you work more confidently in South Africa’s development landscape.
What to Read First:
Key Documents for Developers
We’ve broken down the most relevant planning documents in Johannesburg and what value they bring — both from a regulatory and an investment perspective. Use this as a quick reference when navigating current city planning policies.
Key Documents for Developers
We’ve broken down the most relevant planning documents in Johannesburg and what value they bring — both from a regulatory and an investment perspective. Use this as a quick reference when navigating current city planning policies.
Development Nodes and Zones
The updated SDF introduces a new Development Nodes and Zones framework, replacing the 2016 Consolidation Zones. This zoning strategy identifies where growth should happen and how. These zones define the city’s spatial logic
Why it matters:
This structure directly impacts where and how developers can build, offering clear guidelines on land use mix, encouraged residential density, building placement, coverage, street frontage, height, parking location, functional open space, and sidewalk treatment. It supports densification in well-located areas while limiting unsustainable sprawl.
The updated SDF introduces a new Development Nodes and Zones framework, replacing the 2016 Consolidation Zones. This zoning strategy identifies where growth should happen and how. These zones define the city’s spatial logic
Why it matters:
This structure directly impacts where and how developers can build, offering clear guidelines on land use mix, encouraged residential density, building placement, coverage, street frontage, height, parking location, functional open space, and sidewalk treatment. It supports densification in well-located areas while limiting unsustainable sprawl.
Restructuring Zones for Social Housing
The updated SDF 2024 strengthens the city’s social and spatial equity agenda by redefining Restructuring Zones—targeted areas where social housing subsidies apply. These zones are intended to support government-backed rental housing in well-located, accessible parts of the city. However, it is important to note that inclusion of a property in a Restructuring Zone does not guarantee approval of land development applications.
Previously, Restructuring Zones were listed in a 2011 document, which had two major limitations:
To address these issues, a new set of Restructuring Zones has been proposed. These zones now:
Why it matters:
Restructuring Zones enable state-subsidised housing. To qualify for a development subsidy, a property must be located within one of these zones.
The updated SDF 2024 strengthens the city’s social and spatial equity agenda by redefining Restructuring Zones—targeted areas where social housing subsidies apply. These zones are intended to support government-backed rental housing in well-located, accessible parts of the city. However, it is important to note that inclusion of a property in a Restructuring Zone does not guarantee approval of land development applications.
Previously, Restructuring Zones were listed in a 2011 document, which had two major limitations:
- It was outdated, not reflecting newer policies such as Nodal Review (2020).
- It lacked clear geographic boundaries, making it difficult to determine if a property fell within a designated zone.
To address these issues, a new set of Restructuring Zones has been proposed. These zones now:
- Include clearly defined map boundaries
- Combine the old list with new priority areas from the Nodal Review, covering high-potential zones for housing densification.
Why it matters:
Restructuring Zones enable state-subsidised housing. To qualify for a development subsidy, a property must be located within one of these zones.
Priority Housing Development Areas (PHDAs)
The SDF 2024 identifies Priority Housing Development Areas (PHDAs) as key zones for coordinated residential growth and targeted public investment. These are the areas where the City will focus its housing initiatives, guided by the availability of infrastructure and services to support development.
Why it matters:
By focusing resources here, the city aims to meet housing demand more efficiently and equitably. These areas are particularly relevant for developers working on public-private partnerships or large-scale housing projects.
The SDF 2024 identifies Priority Housing Development Areas (PHDAs) as key zones for coordinated residential growth and targeted public investment. These are the areas where the City will focus its housing initiatives, guided by the availability of infrastructure and services to support development.
Why it matters:
By focusing resources here, the city aims to meet housing demand more efficiently and equitably. These areas are particularly relevant for developers working on public-private partnerships or large-scale housing projects.
The Transformation Zone
The Transformation Zone highlights areas with strong potential for urban intensification and metropolitan-scale impact. These locations are prioritised for public investment and serve as key drivers of spatial transformation. While some areas still require the development of detailed spatial plans, many already have established development frameworks and precinct plans to guide capital investment. Public investment in the Transformation Zone spans a full range of infrastructure needs, including engineering services, social infrastructure, and public facilities.
This approach is reinforced by the ongoing expansion of the Rea Vaya BRT system, including Phase 1C, which will link the Inner City to Sandton and Alexandra, demonstrating the city's commitment to well-connected, high-density development.
Why it matters:
Locating your project within a Transformation Zone aligns you with the City's investment priorities and infrastructure rollouts.
The Transformation Zone highlights areas with strong potential for urban intensification and metropolitan-scale impact. These locations are prioritised for public investment and serve as key drivers of spatial transformation. While some areas still require the development of detailed spatial plans, many already have established development frameworks and precinct plans to guide capital investment. Public investment in the Transformation Zone spans a full range of infrastructure needs, including engineering services, social infrastructure, and public facilities.
This approach is reinforced by the ongoing expansion of the Rea Vaya BRT system, including Phase 1C, which will link the Inner City to Sandton and Alexandra, demonstrating the city's commitment to well-connected, high-density development.
Why it matters:
Locating your project within a Transformation Zone aligns you with the City's investment priorities and infrastructure rollouts.
Regulatory Context for Developers
Align your plans with both the SDF and the Land Use Scheme (LUS)
While the 2018 LUS represents a strict legal zoning, the SDF provides a long-term vision in the form of a policy. To ensure compliance and future adaptability, developers must align with both the LUS and SDF, while also understanding the broader regulatory context of SPLUMA, the Integrated Development Plan (IDP), and the Local Economic Development (LED) Framework.
Align your plans with both the SDF and the Land Use Scheme (LUS)
While the 2018 LUS represents a strict legal zoning, the SDF provides a long-term vision in the form of a policy. To ensure compliance and future adaptability, developers must align with both the LUS and SDF, while also understanding the broader regulatory context of SPLUMA, the Integrated Development Plan (IDP), and the Local Economic Development (LED) Framework.
💡 Tip for Developers
When looking for new projects, check:
OneCity Insights utilises official SDF 2024 data to reveal the development potential of any plot instantly. Simply enter an address or select an erf on the map to receive a comprehensive report that includes cadastral boundaries, key constraints, local incentives, and market insights — all in one place.
👉 Try OneCity Insights now
When looking for new projects, check:
- Development Nodes and Zones → for guidelines on where and how to build
- Restructuring Zones → for well-located state-subsidised social housing
- PHDAs → for public-private partnerships and large-scale residential projects
- Transformation Zone → for urban intensification and alignment with major investments into infrastructure
OneCity Insights utilises official SDF 2024 data to reveal the development potential of any plot instantly. Simply enter an address or select an erf on the map to receive a comprehensive report that includes cadastral boundaries, key constraints, local incentives, and market insights — all in one place.
👉 Try OneCity Insights now
Key Resources
- 📘 Full SDF 2024 Document
- 🏘️ Inclusionary Housing Incentives, Regulations and Mechanisms (2019)
- 💼 National Framework for Local Economic Development (LED) 2018–2028
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