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

Access to affordable, adequate, and sustainable housing is still an urgent challenge facing South Africa's urban areas. Social housing plays a crucial role in addressing the problem by offering low- and moderate-income household subsidies for rental accommodations. However, there are significant systemic barriers which have hindered its progress thus far, ranging from land accessibility issues to governance inefficiencies and sustainability. This paper presents a quantitative assessment of social housing projects in Johannesburg, Cape Town, and Durban, three of the most important metropolitan areas in South Africa. The research covers three main dimensions: access to land, governance efficiency, and sustainability practices. It emerges from the findings that expensive land, delays in bureaucracy, and zoning restrictions are some of the major factors impeding social housing development. Governance structures, while different, have some deficits in coordination and stakeholder engagement, impacting housing delivery. In addition, sustainability practices, such as green technologies and energy-efficient designs, are promising but unevenly implemented in the three cities. Comparative analysis reveals that while Johannesburg has embraced transit-oriented development, Cape Town faces significant resistance to social housing in well-located areas. Durban's community-driven housing models offer valuable insights into participatory approaches but suffer from financial and technical constraints. This research, therefore, points to the need for integrated policies that align land management, governance reforms, and sustainability investments. By using data-driven insights, this research adds to the conversation on equitable urban housing solutions in South Africa. Policymakers and urban planners must approach this with a holistic approach to foster collaboration between government entities, private stakeholders, and communities toward the creation of an inclusive and resilient urban environment.