South Africa is in the throes of a major property shift.
Household by household, month by month, a new residential reality is taking shape, says Paul Stevens, CEO of Just Property, and it’s impacting on buyer and tenant must-have lists.
Calling it “multi-generational living revisited”, he says it’s become a defining feature in the country’s residential property landscape. And it’s being driven by three key elements: sustained cost-of-living pressure, a growing need for shared support, and rising safety concerns.
While cost of living has long been a factor in shared homes, Stevens says that what he’s seeing now goes beyond short-term, traditional belt-tightening. “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.”
A cumulative impact
This shift is not a temporary post-pandemic adjustment, he emphasises. Instead, it reflects the cumulative impact of persistently high food and transport costs, ongoing pressure on municipal services, escalating security and domestic help expenses, and utilities that strain even dual-income households. “For many South Africans, the financial and emotional cost of living alone has simply become too high.”
Just Property’s nationwide rental and sales activity reflects the scale of the change. Stevens says it shows that more adult children are returning home to save, study, regain financial stability or start businesses. More 60-plus parents are moving in with their children for companionship and to help with the grandkids. More siblings and extended family members are pooling their resources to buy or rent together. “Across metros, commuter towns, and smaller regional centres, households are being reconfigured in practical ways that work better in today’s world.”
The shift isn’t only about survival, Stevens stresses. “It’s also about resilience. Shared living allows families to redistribute costs and responsibilities. So, one household might cover security, another domestic or garden services, another childcare or transport. The modern multi-family home has turned into a shared ecosystem.”
The new property “must-have” list
According to Stevens, the change in living arrangements is directly influencing what South Africans are looking for in property. Demand for homes with garden cottages, flats, or separate entrances, while always strong, is increasing; flexible layouts that allow for privacy as well as shared space are inching up on people’s priority lists; and those that offer versatility - converted garages, multi-purpose rooms, space to build on – usually shoot right to the top, he says.
“These preferences are being reflected across South Africa’s urban and secondary markets, from major metros to coastal towns and inland centres where affordability pressures, the need for support, and security concerns are particularly sensitive. So properties with dual-living potential are attracting more enquiries and, in many cases, letting and selling faster than the more traditional single-family homes.”
Extra living space now a key market driver
Landlords and investors are also taking note of the trend, he continues. “Rental homes with additional living spaces are proving to be more resilient in a competitive rental market. And homeowners are increasingly converting underutilised areas into income-generating or family-ready units.”
Stevens says he’s also seeing a lot of practical creativity. “Families are turning three-bedroom homes into four with relatively simple, cost-effective renovations. Garages are being converted into bachelor pads. Domestic quarters and outside ablutions are being turned into contemporary living spaces. People are redesigning their homes to reflect how they actually live, not how they once thought they were supposed to live.”
The legalities behind adding on or renovating
Homeowners considering conversions should, however, approach renovations with care, Stevens cautions. “Even relatively simple changes like adding a kitchenette, enclosing a garage, or converting domestic quarters have regulatory requirements. We encourage owners to check zoning, get building plans approved, and make sure that the electrical and plumbing work is compliant. Not only does this protect them legally, but it also enhances the long-term value of the property.”
Insurance is another often-overlooked factor, he adds. “If you’re creating a separate living unit, your insurance company may need to update your policy details, include additional fire safety measures, and require proof that the work was done by accredited professionals. Your insurance must reflect the changes.”
Separate access and safety considerations are also key. “A functional dual-living setup usually requires secure, independent entry points, adequate lighting, and clear fire escape routes. These aren’t just nice-to-haves – they’re part of responsible design.”
Stevens says reputable contractors and transparent pricing can make or break a project. “Too many homeowners are caught out by informal builders or unapproved alterations that later complicate or stall sales. So make sure that you know what will add value and what could create problems down the line.”
Huge long-term implications
The implications for the property market are long-term, he adds. “Residential design, buying decisions, and rental demand are being shaped by the need for adaptability rather than idealised layouts. South Africans are rewriting the script. They’re choosing what works for them, not what tradition dictates. The new face of multi-generational living is here.”
