Divided by Design: Forces Driving Exclusive Residential Developments in South African Cities

Exclusive residential developments have drawn growing attention in South African cities, where urbanisation and socioeconomic disparities continue to reshape the built environment. This study examines the underlying drivers of their proliferation and presents a taxonomy of the key forces influencing their growth. The aim is to present results of a study that sought to examine the driving forces behind the growth of exclusive residential developments. Drawing from a literature review and a quantitative inquiry approach, primary data was also collected from 109 built environment professionals. Descriptive and inferential statistical methods, particularly exploratory factor analysis (EFA), were employed to enhance the analysis. The descriptive assessment, utilising the mean score (MS) ranking technique, revealed that one of the primary factors influencing the development of exclusive residential communities was the perception among prospective residents that these environments offer enhanced safety and security. Additionally, there is a good chance that these developments may increase in value. Furthermore, the EFA revealed that the underlying grouped factors for exclusive development were ‘free market capitalism’; ‘safety and security’; ‘local demand’; ‘public–private partnership (PPP)’; ‘affordability’; and ‘profit seeking’. These findings suggest that if housing costs rise, the average citizen may not be able to afford them due to the emphasis on maximising profits over affordability. Safety and security precautions can create a sense of exclusivity and seclusion in these communities, possibly cutting them off from the larger local community and affecting local demand for goods and services outside the community’s borders.