Building a second dwelling or granny flat

A second dwelling, often called a granny flat or garden cottage, is one of the most useful additions to a Cape Town property. It can house a family member, a grown-up child, a home office or a tenant who helps pay the bond. The City of Cape Town has made it easier to build one in recent years. Here is what you need to know.

What the zoning allows

Most free-standing houses in Cape Town are zoned Single Residential 1 (SR1). Under the City’s Development Management Scheme, a second dwelling is permitted on SR1 properties as an additional use right. In practical terms, this means you do not need to apply for a rezoning or consent use, provided the second dwelling complies with the development rules: building lines, height, coverage, parking and the other requirements of the zoning.

The rules have been relaxed over time, and in some cases a third dwelling may also be possible. The detail changes, so check the current rules for your property with your architect.

What to check first

Title deed conditions. Some title deeds restrict the number of dwellings on a property. These restrictions must be removed before you can build, which is a separate application.
Building lines and coverage. The second dwelling must fit within the building lines and the total coverage allowed on the plot.
Heritage. If your property is in a heritage area, the design may need heritage approval.
Services. The new unit needs water, electricity and a sewer connection. Where the sewer connection point is can have a big effect on cost.
Access and parking. The scheme may require parking for the second dwelling, and the tenant needs access that works for both households.
Homeowners’ association rules in estates and complexes may be stricter than the City’s.

Attached or free-standing?

A second dwelling can be a separate building in the garden, attached to the main house, or above a garage. Each has advantages:

Free-standing gives the most privacy, but uses garden space and needs its own foundations and roof.
Above a garage uses existing coverage but needs a stronger structure and a staircase.
Attached can be cheaper, but sound and privacy between the units need careful design.

Building requirements

A second dwelling is a building like any other. It needs approved plans, must meet the National Building Regulations including fire separation, ventilation and energy efficiency, and must be inspected and signed off. A new dwelling may also need NHBRC enrolment (see NHBRC enrolment).

Separate meters

If you plan to rent out the unit, consider separate electricity and water metering, or at least sub-meters, so the tenant can pay for what they use.

Is it a good investment?

In many Cape Town suburbs, rental demand is strong, and a well-built cottage can earn steady income. It can also add to the value of the property. The return depends on the build cost, the rent you can achieve and how long you plan to stay. Do the numbers before you commit.

Building one

A small second dwelling is a good-sized project in its own right, typically taking several months from site establishment to handover. If you are thinking of adding one, talk to us about what your property allows and what it would cost.