Cost, safety & support drive SA back under one roof

• Cost pressure, safety concerns and shared support are reshaping buyer and tenant priorities across metros and regional towns.
• Homes with cottages, separate entrances and flexible layouts are letting and selling faster than traditional single-family stock.
• Conversions can unlock income and resilience, but zoning, plans and insurance compliance are non-negotiable.

A new residential reality

South Africa’s housing market is undergoing a quiet but powerful reset. Across suburbs, estates and commuter towns, families are consolidating, not as a short-term fix, but as a deliberate long-term strategy.

Just Property CEO Paul Stevens describes it as “multi-generational living revisited” a defining feature of today’s residential landscape.

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“Families are making longer-term decisions about how they live, how they share costs, and how they support one another in an increasingly uncertain national environment,” says Stevens.

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This isn’t nostalgia. It’s pragmatism.

The cumulative impact: Three forces driving the shift

‍Stevens identifies three interconnected pressures accelerating the move back under one roof:

‍1. Sustained cost-of-living pressure
Persistently high food, transport, utility and municipal costs are stretching even dual-income households. Living alone has become expensive, financially and emotionally.

‍2. Shared support systems
Adult children are returning home to stabilise finances, study or launch businesses. Older parents are moving in for companionship and childcare support. Siblings and extended family are pooling resources to rent or buy.‍

3. Rising safety concerns
Security costs continue to climb. Shared households distribute the burden of alarms, armed response, estate levies and lighting, creating safer living environments at lower individual cost.

The result? Households are being reconfigured in practical, sustainable ways.

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“The modern multi-family home has turned into a shared ecosystem,” Stevens explains. “One household might cover security, another childcare, another transport or domestic services. It’s resilience in action.”

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The new property “must-have” list

‍As living arrangements evolve, so do property priorities.

Across major metros and smaller centres, buyers and tenants are increasingly seeking:

• Garden cottages or granny flats
• Separate entrances
• Flexible layouts with private and shared zones
• Space to build or extend
• Convertible garages or outbuildings
• Multiple bathrooms
• Secure parking for several vehicles
• Strong perimeter security and lighting

Homes with genuine dual-living potential are attracting stronger enquiry volumes and often transact faster than traditional single-family properties.

Adaptability now outranks aspiration.

Extra living space: A key market driver

‍Landlords and investors are responding quickly. Rental homes with additional living units are proving more resilient in a competitive market. Extra space offers:

• Shared family occupation
• Income-generating flatlets
• Hybrid live-work setups
• Student accommodation
• Accommodation for domestic staff

Stevens notes a wave of practical creativity:

• Three-bedroom homes becoming four through cost-effective reconfigurations
• Garages converted into bachelor units
• Domestic quarters upgraded into contemporary studios
• Underused spaces redesigned to reflect real-world living needs

This is not cosmetic upgrading. It’s functional redesign aligned to market demand.

Before you renovate: Legal and compliance essentials

‍The opportunity is clear. But shortcuts are costly.

Stevens cautions homeowners to approach additions responsibly:

• Check zoning regulations
• Submit and approve building plans
• Ensure electrical and plumbing compliance
• Obtain compliance certificates where required
• Confirm insurance updates

Even seemingly simple changes such as enclosing a garage, adding a kitchenette, or creating a separate entrance, may trigger regulatory requirements.

Insurance is often overlooked. If you create a separate living unit, your insurer may require updated policy terms, additional safety features, and proof of accredited workmanship.

Separate access, fire escape routes and adequate lighting are not luxuries, they are part of responsible design.

Unapproved alterations can stall future sales, complicate financing and reduce value.

The longer-term implications

‍This shift is structural, not cyclical. Residential demand is increasingly shaped by adaptability rather than idealised layouts. Buyers are prioritising flexibility over formality. Investors are pricing in income potential from secondary dwellings. Developers are reconsidering how space is configured.

Multi-generational living is no longer viewed as regression. It is being redefined as:

• Financially intelligent
• Emotionally supportive
• Security-conscious
• Investment-savvy

As Stevens puts it:

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“South Africans are rewriting the script. They’re choosing what works for them, not what tradition dictates.”

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The bottom line

‍The move back under one roof is not a retreat, it’s a recalibration.

Cost pressures, safety concerns and shared responsibility are reshaping household structures. In turn, those structures are reshaping the residential market.

Properties that offer flexibility, separation and dual-living potential are becoming strategic assets.

For homeowners, it’s about designing smarter. For investors, it’s about spotting resilience. For the market, it signals a durable shift. The new face of multi-generational living has arrived and it’s here to stay.

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