Eswatini has taken a bold step in reshaping the property market through the introduction of Sectional Title, a system that opens new doors for emaSwati to own property in ways never before possible. To break down what this means, we spoke to the Director for Housing and Human Settlements in the Ministry of Housing and Urban Development, Bhekithemba Matsebula.
What is Sectional Title?
Traditionally, property ownership in Eswatini has been tied to the subdivision of land. Sectional Title changes this by allowing a building to be divided into individual units, each of which can be owned separately. Matsebula explains; “Think of the Swazi Plaza in Mbabane. With Sectional Title, tenants such as Clicks or Shoprite can actually buy the units they currently occupy, instead of leasing them. This applies across commercial, industrial and residential properties.”
This shift transforms the way emaSwati interact with property ownership, offering greater flexibility and opportunity.
Key aspects of Sectional Title
At its core, Matsebula shared that Sectional Title is about empowerment. Many emaSwati have long rented properties, but now they can purchase the very units they live or work in. It’s a chance to transition from renting to owning, thereby building wealth and security.
Another important feature is the idea of shared space. Under Sectional Title, some areas, like parking bays, staircases, or gardens are classified as common property, which must be shared and maintained for the benefit of all unit owners.
Ownership and rights
Ownership under Sectional Title is very real. Once a unit is purchased, the buyer receives a Sectional Title Deed, which confers full ownership rights. This title can also be used as collateral when seeking financing from banks or other institutions, further empowering owners to leverage their property for investment.
Levies and their purpose
One unique aspect of Sectional Title is the introduction of levies. These are monthly contributions paid by owners in a sectional title scheme to ensure the smooth running of the property.
Levies cover things such as maintenance of common property, payment of property managers, or upkeep of communal facilities like gardens. Importantly, levies are calculated based on unit size, a larger unit will attract a higher levy compared to a smaller one.
Duties of an owner
Being a Sectional Title owner comes with responsibilities. Owners must:
- Adhere to scheme rules (e.g., maintaining uniformity in external paint colours).
- Pay levies on time to ensure smooth management.
- Maintain their own units, while external areas fall under the responsibility of the managing body.
“This ensures harmony within the development,” notes Matsebula, “‘while protecting the overall value of the property’.
Common property explained
Common property is a cornerstone of Sectional Title. It refers to all shared spaces, parking, staircases, gardens that every resident or owner has equal access to. The aim is to ensure fairness and collective benefit, avoiding conflicts among owners.
Piloting sectional title
The journey to implementing sectional title has been long. The original legislation was passed in 2003, but its rollout faced delays because it was linked to other pieces of legislation, particularly those overseen by the Ministry of Public Works and Transport. “To overcome these challenges,” says Matsebula, “we amended the legislation so it could stand independently.” By 2018, the amendments were passed and in 2020, regulations were officially approved by Parliament. This paved the way for implementation.
Applying for Sectional Title
For emaSwati interested in applying, the process starts with the Ministry of Housing and Urban Development. Applications are reviewed by a technical team that includes representatives from the ministry, Surveyor General and the Deeds Registry offices. “This ensures that all details are correct before the submission is forwarded to the Sectional Title Regulation Board for approval,” mentioned Matsebula.
Growing interest
So far, the ministry has received two applications for Sectional Title projects. One is still under review, while the other is awaiting corrections from the developer. “We are encouraged,” Matsebula says. “The interest shows that emaSwati are ready to embrace this system and as a ministry, we are ready to support them.”
Why Sectional Title matters
Sectional Title represents more than just a new property law. It is a tool for economic empowerment. By enabling emaSwati to own units, whether homes, shops, or offices, the system provides security, fosters investment and allows property to serve as a financial asset. It also reflects Eswatini’s progress in adopting global urban housing trends, ensuring that the nation’s cities and towns remain vibrant, modern and accessible. Sectional Title is a game-changer for Eswatini’s property landscape. It opens new avenues for ownership, promotes shared responsibility and empowers individuals to take control of their spaces.
As Matsebula puts it: “Sectional Title is about giving emaSwati the chance to turn the spaces they rent today into the properties they own tomorrow. It’s an investment in their future and in the future of the country.”
Eswatini certifies first Sectional Title practitioners
The country’s property sector reached a historic milestone on Thursday September 25, 2025, as the Ministry of Housing and Urban Development, under the leadership of Minister Appolo Maphalala, officially recognised and certified the country’s very first Sectional Title Practitioners. This achievement marks the beginning of a new era in real estate, one that promises to broaden ownership opportunities and expand the market.
Among those honoured were Lindelihle Nhlabatsi and Linda Lesolle, who now join three other Sectional Title Practitioners previously trained in the Republic of South Africa. Together, the five professionals form Eswatini’s pioneer group of specialists, gazetted under Legal Notice No. 187 of 2024.
Speaking at the ceremony, Minister Maphalala applauded the milestone as both historic and transformative. “We are gathered here to honour our Sectional Title Practitioners, thanks to the impressive work undertaken by the Sectional Titles Examinations Committee under the tutelage of Richard Perry,” he said.
The minister noted that the certification was a direct result of the country’s efforts to build local expertise. “Today, I wish to report that we have our first list of Sectional Title Practitioners who are our own products through the Sectional Titles Examinations Committee’s diligent work. On behalf of Eswatini Government, we wish to congratulate our two Sectional Title Practitioners who had to go through the rigorous examination exercise,” he added.
Acknowledging the collaborative spirit behind the achievement, Minister Maphalala extended gratitude to stakeholders who made the certification process possible. “We cannot lose sight of the Surveyor General, Albert Mhlanga’s contribution, who took his time marking the examination Papers in his capacity as examiner. Our gratitude is also extended to Professor Jennifer Whittal from the University of Cape Town, who was a Moderator for the Examination.”
The certification of Sectional Title Practitioners is more than a professional recognition; it is a gateway to unlocking new investment models in the real estate sector. With the system now in place, developers can begin exploring Sectional Titles as a means to create diverse property ownership opportunities, such as apartments, townhouses and shared developments.
The minister used the occasion to call on property developers to take advantage of the opportunity. “May we officially announce that the ministry, through the Sectional Titles Regulations Board, is ready to receive applications from developers. Developers, this is your chance to test the Sectional Titles market in the country.” The ministry congratulated all five certified Sectional Title Practitioners and reaffirmed its commitment to enabling a dynamic property sector.
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