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How to Start Farming Without Owning Land in South Africa (2026)

How to access state-owned farms, communal land, municipal commonage and private farming agreements.

Written by Siphesihle Zangwa, researcher, University of Mpumalanga. Cleaned up and edited by Samukelo Moloko, publisher, MzansiFarm. Updated 5 November 2026.

You do not need to own a commercial farm to start producing food in South Africa. Many farmers begin by leasing land, sharing a crop with a landowner or arranging access through a community or municipality.

The difficult part is securing an agreement that gives you enough time and control to run a farming business. You need to know who has the legal right to offer the land, what you are allowed to do on it, whether water is available and what the arrangement will cost.

South African farmers can explore several routes: state-owned agricultural land, customary or communal land, municipal commonage, private leases and contract-farming partnerships. Each follows a different process. This guide explains where to apply, which documents to prepare and what to check before committing money.

1. How to Apply for State-Owned Agricultural Land

The Department of Land Reform and Rural Development (DLRRD) handles national land reform and state-land allocation. Since 1 April 2025, the former Department of Agriculture, Land Reform and Rural Development has been divided into two departments: the Department of Land Reform and Rural Development and the Department of Agriculture.

For a state-land lease, approach the DLRRD. For agricultural production support, contact the Department of Agriculture or its provincial offices.

One route to state agricultural land is the Proactive Land Acquisition Strategy (PLAS). Under PLAS, the State acquires agricultural properties and may make them available to qualifying beneficiaries through leases or other land-reform arrangements.

A farm purchased through PLAS is not automatically available for applications. The department must identify the property for allocation and follow the applicable selection process. An applicant should therefore look for a specific advertisement rather than assume that a property is available simply because it belongs to the State.

What Does a State Farm Lease Involve?

The Department of Agriculture continues to publish the State Land Lease and Disposal Policy dated 25 July 2013.

Under that policy, agricultural leases generally run for 30 years, with the possibility of a further 20-year renewal. The first five years are treated as a probation period. During this time, the department assesses whether the farmer is implementing the approved business plan and complying with the lease conditions.

A farmer who fails to meet the requirements may have the probation period extended or the lease terminated.

The 2013 policy provides for zero rental during the first five years for eligible new lessees, subject to specified exceptions. After that period, the policy sets rental at 5% of projected annual net income.

These figures come from the 2013 policy. They should not be treated as guaranteed terms for every farm offered today. The property, beneficiary category, later policy changes and signed lease all matter. Read the actual agreement before preparing a production budget.

The policy also distinguishes between different categories of farmers. Not every beneficiary has an option to purchase the property. The purchase provisions apply only to specified categories and come with performance and compliance conditions. A state lease should not be treated as a promise of eventual ownership.

Where to Find State Farms Advertised for Lease

There is no single public register that can safely be treated as a complete, up-to-date list of every state-owned farm available for lease. Check several official channels.

DLRRD national and provincial offices

Visit the Department of Land Reform and Rural Development website and contact the provincial office responsible for land redistribution and tenure reform.

Ask which properties are being advertised in your district, how prospective applicants should register and where completed applications must be submitted.

Government notices and provincial advertisements

The department's beneficiary-selection policy provides for provincial or national advertisements after suitable land has been identified. The location, size and intended beneficiary group can determine where an opportunity is advertised.

National Treasury eTenders

Search the eTenders opportunities portal using terms such as:

  • State land lease
  • Agricultural land
  • Farm lease
  • Land reform
  • Expression of interest

The portal carries active tender opportunities. It is one place to look, not a complete record of every land allocation.

District and local agricultural offices

Ask the DLRRD provincial or district office for the official responsible for land reform in your area. A municipal agricultural office or provincial extension officer may be able to direct you to the right department.

Keep written records. A verbal assurance from an official or local representative does not establish that a farm is available or that you have the right to occupy it.

The DLRRD policy describes a property-specific application process. It also provides for walk-in assistance for applicants who need help completing their submissions. Follow the contact and submission instructions in the relevant notice.

Documents to Prepare for a State Land Application

The advertisement determines which documents you must submit. Read it before paying for certification, business registration or other administrative work.

A preparation file can include:

  • A certified identity document and current contact details.
  • A record of previous farming experience, training, references or production, where available.
  • A business plan explaining the farming activity, land requirements, planting or breeding calendar, equipment, labour, expected yields and intended buyers.
  • A cash-flow forecast covering inputs, transport, packaging, water, electricity, repairs, insurance and working capital.
  • Information about water access and any water-use authorisation required for the proposed activity.
  • Soil information, land-use details and an assessment of the property's infrastructure, where available.
  • Company, co-operative or shareholder documents when applying through a registered entity.
  • Letters from potential buyers or draft off-take agreements when the business depends on a particular market.

Do not assume that every application requires a company registration certificate, 51% youth ownership, a SARS tax-compliance PIN, a university degree or a sworn promise to live on the farm. These requirements must appear in the relevant advertisement or funding programme before they can be treated as compulsory.

The published beneficiary-selection policy sets targets for land allocation. It intends 50% of acquired or available land for smallholders. Within that allocation, the policy sets minimum targets of 50% for women, 40% for youth and 10% for people with disabilities.

These are land-allocation targets. They do not guarantee an individual an allocation or establish a blanket quota for every agricultural grant.

The policy defines youth as people between 18 and 35. Meeting the age requirement does not, by itself, secure a farm.

2. Getting Agricultural Land Through Communal or Customary Tenure

Communal land is administered differently across South Africa. Depending on the area, the responsible body may be a traditional council, community property association (CPA), trust, municipality or another recognised landholding structure.

Before approaching one of these bodies, establish who holds the rights to the particular land and which procedure applies.

An Inkosi, Kgosi or headperson may play an important role in local land administration. However, permission from a traditional leader does not automatically establish that a site is available for commercial farming. Other households, families, grazing users or people with existing informal rights may also have a claim to the land.

Understanding the Protection of Informal Land Rights

The Interim Protection of Informal Land Rights Act 31 of 1996 (IPILRA) protects certain informal rights in land.

The consent required for a proposed farming activity depends on the rights affected and the nature of the agreement. A farmer planning to fence land, clear vegetation, construct buildings, exclude existing users or sign a long-term lease should first establish the legal position.

Where existing occupants or land users could be affected, obtain independent legal advice. A verbal promise may not protect you from a later dispute.

Farming on Ingonyama Trust Land in KwaZulu-Natal

The Ingonyama Trust Board administers approximately 2.9 million hectares in KwaZulu-Natal on behalf of the Ingonyama. Its land-administration services include agricultural leases for crop production, livestock farming and agri-processing.

The published application process begins with the relevant Traditional Council allocating a site.

The applicant then completes the ITB1 Tenure Option Application Form and obtains the ITB2 Traditional Council Consent Form. The Board checks the application, including a survey of the site and an assessment of possible conflicting land claims.

Once approved, the lease sets out the period of occupation, rental, permitted activities and renewal conditions. Check these terms carefully. Do not assume that every Ingonyama Trust agricultural lease runs for a fixed 40 years.

According to the Board's current land-administration page, applicants must submit their applications in person. Emailed forms are not accepted.

The listed office is:

Ingonyama Trust Board

65 Trelawney Road, Fillan Park

Pietermaritzburg, KwaZulu-Natal

Check the Ingonyama Trust Board land-administration page for the latest forms and submission instructions before travelling.

What to Confirm Before Using Other Communal Land

In other provinces, a traditional council, CPA, trust, municipality or another recognised structure may administer the land.

Ask for written confirmation of the following:

  • The legal identity of the landholding body and the authority of the person signing the agreement.
  • The exact site being offered, supported by a map or clear boundary description.
  • The resolution or consent authorising the proposed farming activity.
  • The rights of existing households, grazing users and neighbouring plot-holders.
  • The agreed lease period, rental or contribution, permitted activities and renewal procedure.
  • Responsibility for water, fencing, access roads, rates, maintenance and improvements.

There is no verified national customary-land allocation fee that applies to every community. Pay only against a legitimate written demand and an official receipt issued by a verified body.

Be wary of anyone asking for cash in exchange for access to a farm when they cannot prove that they have authority over the property.

3. Other Ways to Farm Without Buying Land

A state lease is one route, but it is not the only one. Smaller agreements can suit farmers who need less land or want to test a business before committing to a long lease.

Municipal Commonage for Farming and Grazing

Some municipalities make commonage available for livestock grazing, gardens or agricultural production.

The Department's published Municipal Commonage Policy and Procedures recognises that municipalities can regulate commonage use, set conditions and prescribe charges. It does not mean that every municipality has vacant agricultural land.

Contact your municipality and request its commonage policy, application form, available camps or plots, current charges and permit or lease conditions.

Visit the site before agreeing to use it. Check the water points, fences, access roads and signs of overgrazing. A grazing camp with poor fencing or too little water can quickly become an expensive problem.

Crop-Sharing Agreements With Private Landowners

Some landowners have arable land but lack the money, machinery or labour to plant it. A farmer may be able to supply those inputs in exchange for an agreed share of the crop or sales.

The division is negotiable. There is no verified national 70/30 or 65/35 standard.

Put every part of the arrangement in writing. The agreement should identify the land and water source, record each party's contribution and state who pays for seed, fertiliser, chemicals, fuel and harvesting.

It should also explain how losses and sales will be divided. Keep production and sales records so that both parties can check the figures.

A drought, pest outbreak, theft or delayed harvest can change the outcome of a season. Agree beforehand how these events will be handled and whether the arrangement covers one season or several.

Do not confuse a share of gross sales with profit. Calculate the agreed production, harvesting, transport, storage and marketing costs before working out what either party receives.

Renting Grazing Land for Livestock

Livestock owners can pay to graze their animals on another farmer's land instead of buying a farm.

Before moving animals, record the number and type of livestock, the grazing period, stocking rate, water arrangements and payment dates. The agreement should also cover animal health, security, access for inspections, movement permits and responsibility for deaths or other losses.

Payment is often calculated per animal or livestock unit per month. Rates differ by district, season, grazing quality, water supply and infrastructure. A price quoted in one area is not a national rate.

Have the land's carrying capacity assessed before introducing livestock. Too many animals can damage the veld and leave the herd without enough feed.

Contract Farming and Off-take Agreements

Some buyers and processors work with independent growers and emerging farmers. The support differs from one contract to another.

A buyer might provide seedlings and technical advice. Another may simply specify the quality, quantity and delivery dates required. Signing a contract does not automatically mean the buyer will accept every harvest.

Before agreeing, check:

  • Who owns the supplied inputs.
  • How the crop or livestock product will be graded.
  • How the purchase price is calculated.
  • Which deductions can be made.
  • When payment is due.
  • What happens when produce fails to meet the required standard.

Get the contract in writing and have an experienced adviser review it before production starts.

Small Plots and Controlled-Environment Farming

A leased yard, tunnel or small plot can provide enough space for seedlings, herbs, leafy vegetables and other high-value crops.

The smaller area may reduce land costs, but it does not remove the need to inspect the site. Check water supply, electricity, drainage, zoning, security, growing costs and access to buyers.

Calculate how many saleable units your own setup can produce. Revenue estimates from another farmer may not reflect your production capacity or local market.

4. Agricultural Funding and Support Programmes in South Africa in 2026

Access to land and access to production finance are separate matters. A state lease does not guarantee a grant, and funding approval does not automatically provide a place to farm.

Each programme has its own eligibility rules, budget, application dates and requirements for proof of land access. Check the current call before preparing an application.

Integrated Land Reform and Rural Development Support Programme

The Minister of Land Reform and Rural Development launched the Integrated Land Reform and Rural Development Support Programme (ILRRDSP) on 26 October 2026.

Government announced an overall allocation of R2 billion, including R1.2 billion for the current financial year. The programme aims to bring funding, technical assistance, infrastructure, skills development and market access together for land-reform beneficiaries and community-based projects.

The department said the first call for expressions of interest and development-support applications had been issued in September 2026. On 27 October, applications for the current production season and infrastructure assessments were still being evaluated.

Do not assume that the first application round remains open. Contact the DLRRD to ask about the status of the evaluation and whether another call has been announced.

Comprehensive Agricultural Support Programme (CASP)

The Comprehensive Agricultural Support Programme (CASP) supports agricultural development projects, including infrastructure and post-settlement assistance.

Department of Agriculture project information describes business-plan assessment, provincial screening and monitoring of approved projects.

CASP does not have one grant amount or application period that applies to every farmer. The project, province, available budget and current call determine the support on offer.

Contact the provincial Department of Agriculture or a local agricultural extension office. Ask for the current CASP coordinator, application requirements and closing date. Prepare a business plan showing what the project needs and how the proposed infrastructure will improve production.

Ilima/Letsema Production Support

Ilima/Letsema is a production-support programme associated with food production and smallholder farming.

Departmental information describes assistance that can include production inputs, mechanisation and support for gardens, livestock and crop projects.

Contact the provincial department to establish what support is available and how to apply. Do not assume that every approved farmer receives cash or a standard input voucher.

Land Bank Blended Finance Scheme

The Land Bank Blended Finance Scheme combines grant support with finance from the Land Bank for qualifying agricultural enterprises.

The scheme targets development farmers moving towards commercial production and supports black producers and majority black-owned and controlled agricultural businesses.

The grant-loan ratio, eligibility rules, security requirements and available funding depend on the current scheme criteria and the bank's assessment. The claim that every company with 100% youth ownership automatically qualifies for a 50% grant is not supported by the published programme description.

Start with the Land Bank Blended Finance information. Speak to the bank about the application process and repayment requirements. The finance portion is a loan, so the business plan must show how the enterprise will repay it.

Agricultural Youth Fund

The Land Bank and National Youth Development Agency (NYDA) have also announced an Agricultural Youth Fund.

Land Bank information describes an initial R50 million fund, combining a debt contribution from the bank with a grant contribution from the NYDA.

The initial priority commodities include selected high-value vegetables, piquanté peppers and paprika. Check the latest brochure and application status before building a business around this fund. The eligible commodities and available budget can change.

NYDA Grant Programme for Young Entrepreneurs

The NYDA provides grant and business-development support to qualifying young entrepreneurs.

Its published grant information sets a cumulative lifetime limit of up to R250,000 for agriculture- and technology-related projects, subject to programme thresholds and exclusions.

The general youth eligibility range is 18 to 35. Applicants must also meet the programme's current citizenship, residency, business and training requirements.

This is a youth-enterprise programme, not an automatic grant for purchasing or leasing a farm.

Read the NYDA Grant Programme requirements and confirm the latest thresholds and document requirements with the agency.

5. How to Prepare a Strong Agricultural Land Application

A land application must show that the proposed enterprise can operate on the property. Large turnover estimates will not make an unsuitable project viable.

Start with the actual land advertisement or funding form. Use it to check the beneficiary category, required documents and assessment criteria.

Build Your Application Around the Farm

Identify the property. Record the farm name, portion number, location, advertisement reference, closing date and responsible office.

Check that you qualify. Confirm the stated beneficiary group, citizenship and age requirements, business structure, existing land interests and exclusions.

Explain the farming operation. State what you intend to produce, how much land you need, when production will take place and who will manage it. Include realistic yield estimates.

Show that the land can support the enterprise. Provide soil information, water details, access arrangements, infrastructure condition and details of any land-use or environmental permissions required.

Calculate the costs. Separate establishment expenses from seasonal operating costs. Include inputs, labour, fuel, feed, animal health, packaging, transport, maintenance, insurance and money set aside for unexpected expenses.

Identify the market. Name potential buyers, describe their quality requirements and explain how you will get the produce to them. Include purchase agreements where these already exist.

Attach the requested evidence. Supply the identity, financial, business, training, land-access and company documents listed in the application call.

Keep a complete record. Save the application and every attachment. Keep proof of submission, written correspondence and the name and contact details of the official handling the file.

Do not inflate expected yields or provide figures that the available land, water and capital cannot support. An official request for an unclear document should be confirmed in writing.

6. What to Check Before Accepting a Farming Property

A farm can look productive from the road and still be unsuitable for the intended enterprise. Inspect the property and check its legal status before paying a deposit, buying inputs or moving livestock.

Land Boundaries and Existing Rights

Confirm the farm description, surveyed boundaries and access route. Establish whether the person or body offering the land has authority to do so.

Ask about disputes, people already living on the property and existing grazing or cultivation rights. A new agreement should not quietly remove rights held by other land users.

Water Supply and Water-Use Rights

Identify the water source and establish whether it is reliable, sufficient and suitable for the proposed production.

A dam or borehole does not automatically give the farmer unrestricted irrigation rights. Under the National Water Act, taking water from a river or borehole for commercial irrigation may require authorisation, depending on the activity and applicable rules.

Check with the Department of Water and Sanitation or the relevant Catchment Management Agency before designing an irrigation system or budgeting for water use.

Further information is available from the Department of Water and Sanitation's water-use authorisation service.

Soil and Local Climate

Check soil depth, drainage, slope, frost, heat and rainfall. Find out which crops or livestock systems have performed well in the area.

Use soil tests when the results will affect crop selection, fertiliser application or production costs.

Buildings, Fencing and Farm Infrastructure

Test the borehole, pumps, electricity supply and storage facilities. Inspect fencing, roads and handling areas.

Record damaged infrastructure and agree in writing who will repair it. Do not assume that the landowner will pay for repairs simply because the equipment belongs to the farm.

Rental and Operating Costs

Confirm who pays for rent, municipal rates, water, electricity, insurance, firebreaks and maintenance.

Also calculate the cost of any permits or improvements needed before production can begin.

Read the Full Agreement

Check the permitted land use, lease period, improvements, subletting, transfer, default, termination and renewal clauses.

Find out what happens to buildings, irrigation equipment and other improvements when the agreement ends. A farmer who spends money on infrastructure needs to understand who owns it and whether compensation is possible.

For commercial farming, have an agricultural adviser, attorney or land-rights specialist review the agreement before signing or paying a deposit. Resolving a land dispute after planting or moving livestock can cost far more than checking the documents beforehand.

Getting Started Without Owning a Farm

Choose the farming enterprise before looking for land. A vegetable grower, livestock farmer and orchard owner need different soil conditions, water supplies, infrastructure and market access.

Write down the minimum requirements for your operation. Then approach the DLRRD, the relevant traditional or community landholding body, your municipality or a private landowner with a proposal that explains what you intend to produce and what the land must provide.

For state-owned agricultural land, start with the DLRRD and follow the advertisement for the specific property. For production assistance, contact the provincial Department of Agriculture. In KwaZulu-Natal, applicants seeking Ingonyama Trust land must follow the Board's published process and obtain the required Traditional Council consent.

Anyone considering communal or customary land should establish who holds the existing rights and obtain the necessary consent before starting work.

A farming agreement must give the farmer enough certainty to invest, plant and sell produce while respecting the rights of people already connected to the land. Securing access is only the first step; the terms of the agreement determine whether the business can last.

Official Sources and Further Reading

Land reform and state agricultural land

Communal and customary land

Agricultural funding and support

Water and municipal land

Programme details, funding conditions and application periods can change. This guide reflects the official sources listed above as at 5 November 2026. The current advertisement, programme rules and signed land agreement take precedence over this general guide.