Whether you’re buying a property, planning a development, or resolving a boundary dispute, a land survey can be an essential part of the process. However, not all surveys are the same. In South Africa, different types of land surveys serve different purposes, and knowing which one you need can save you time, money, and potential legal issues.
In this article, we’ll break down the main types of land surveys and explain when each is typically required.
- Cadastral Survey
- Topographical Survey
- Engineering Survey
- Sectional Title Survey
- GPS Survey
- Subdivision Survey
- Town Planning Survey
- Rezoning Survey
- Digital Mapping
Cadastral Survey
What it is:
A cadastral survey determines the exact boundaries and legal extent of a property. It’s used to register land or update ownership details with the Surveyor-General’s office and the Deeds Office.
When you need it:
- When buying or selling land
- To resolve boundary disputes
- When registering new property or consolidating plots
- During subdivision or rezoning processes
Why it matters:
Cadastral surveys ensure that your property’s boundaries are clearly defined and legally recorded therefore protecting your rights as a property owner.
Topographical Survey
What it is:
A topographical (or “topo”) survey maps the natural and man-made features of a piece of land, including elevation, contours, trees, buildings, fences, and roads.
When you need it:
- Before designing buildings or infrastructure
- For planning drainage or earthworks
- When assessing land for environmental or agricultural use
Why it matters:
Architects, engineers, and planners rely on topographical surveys to understand the shape and features of the land before starting a project.
Engineering Survey
What it is:
Engineering surveys support the design and construction of infrastructure. They provide precise measurements for positioning roads, pipelines, buildings, and other structures.
When you need it:
- During road, bridge, or building construction
- For civil engineering or municipal projects
- When monitoring movement or deformation of structures
Why it matters:
Accurate engineering surveys ensure that structures are built in the right place, to the right specifications, and in compliance with safety standards.
Sectional Title Survey
What it is:
A sectional title survey involves dividing a building into separate units (sections), such as apartments or townhouses, which can be individually owned.
When you need it:
- When developing or selling a sectional title property
- To register units with the Deeds Office
- For Body Corporate or sectional title scheme management
Why it matters:
Sectional title plans define unit boundaries and common property which is a legal requirement for registration and governance of shared buildings.
GPS Survey
What it is:
A GPS (Global Positioning System) survey uses satellite signals to determine accurate positions on the Earth’s surface.
When you need it:
- For large-scale or remote surveys
- When working in difficult terrain
- To establish geodetic control points
Why it matters:
GPS surveys are fast and efficient, especially for large land parcels or infrastructure corridors. They form the foundation for many other types of surveys.
Subdivision Survey
What it is:
A subdivision survey splits a single land parcel into two or more portions, each with its own cadastral boundaries.
When you need it:
- To sell off part of your land
- When developing an estate or residential complex
- As part of town planning or land rezoning
Why it matters:
Subdivision must be surveyed, approved by the local authority, and registered with the Surveyor-General to be legally recognised.
Town Planning Survey
What it is:
These surveys support rezoning, layout planning, and land-use applications. They are used by town planners to create development plans that align with municipal regulations.
When you need it:
- For rezoning applications
- To change land use from agricultural to residential or commercial
- When planning a new township or development
Why it matters:
Proper town planning surveys help ensure that land is used efficiently and in line with national and municipal spatial development frameworks.
Rezoning Survey
What it is:
Rezoning surveys provide supporting data and boundary clarification for changing the zoning category of a property (e.g., from residential to business use).
When you need it:
- Before applying for rezoning
- When developing a property for a new use
- To align the zoning with your intended project
Why it matters:
Without accurate survey information, rezoning applications may be delayed or rejected due to boundary or usage conflicts.
Digital Mapping
What it is:
Digital mapping involves creating accurate, computer-based maps of land, often using GIS (Geographic Information Systems) and remote sensing.
When you need it:
- For planning and analysis of large-scale developments
- To manage land parcels, roads, and infrastructure in a municipality or estate
- When updating old paper-based records
Why it matters:
Digital maps are easy to share, update, and analyse thereby making them a powerful tool for both private and public sector decision-making.
Final Thoughts
Choosing the right type of land survey is crucial to the success of your property or development project. Each type serves a specific purpose and is governed by South African surveying regulations and procedures. If you’re unsure which survey you need, it’s best to consult with a registered professional land surveyor who can guide you through the process.
At S.J. McMillan Surveys, we offer all of the above surveys, along with expert advice to ensure your land-related needs are handled professionally and in full compliance with legal standards.
Need help with a survey?
Get in touch with us today to discuss your project.
S.J. McMillan Surveys 