Social Housing in South Africa’s Urban Landscape: Addressing Land Access and Sustainability Challenges in Johannesburg, Cape Town, and Durban

Subsidized, decent, and durable housing is a persistent issue for South Africa’s urban areas. Social housing is one of the most important instruments for addressing the situation, yet structural barriers such as land prices, bureaucracy, and governance pose a challenge to forward momentum. This study provides a qualitative examination of social housing in Durban, Cape Town, and Johannesburg on the basis of three dimensions: effectiveness of governance, land accessibility, and practice of sustainability. It is evident that land acquisition is still a great hindrance due to private stakeholder opposition, complex rezoning processes, and speculative ownership of land. Institutional systems within the three cities are characterized by poor intergovernmental coordination, a lack of transparency in land disposition, and lengthy project approval. Johannesburg has seen extensive transit-oriented development, while Cape Town is more advanced in sustainability initiatives, albeit with a resource constraint, and Durban’s human-scale housing types suffer from finance and technical capacity challenges. This study underscores the need for interlinked policy changes to bridge the inefficiencies in governance, facilitate land accessibility, and enhance the incentives of sustainability. An across-the-board data-driven process involving government authorities, private builders, and civil society stakeholders is indispensable in advocating effective and sustainable urban housing strategies for South Africa.