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Mixed-use development precinct planned around transit hub

Building a mini-city around a transit hub: The Airport Development Node site is a mixed-use development precinct, focused on both office/commercial precincts and residential opportunities.

Airport Development Node


Bloemfontein, Mangaung Metropolitan Municipality, Free State, South Africa.

Project description 

The Airport Development Node site is a mixed-use development precinct, focused on both office/commercial precincts and residential opportunities.

It is located adjacent to the N8 highway that runs between Bloemfontein and Botshabelo in the Free State Province, South Africa. The study area is apportioned on land north and south of the N8. It consists of approximately 700 hectares in extent and is approximately 6.5 km to the east of Bloemfontein.

Credit: Airlink

The Bloemfontein Airport/Bram Fisher International Airport is located directly north across the N8. The node has been categorised into two phases as follows:

Phase 1: This phase focusses on the development of the business node, international conference centre and hotel, regional shopping mall, tertiary facilities, mixed use, commercial stands, medium-to-high density residential apartment blocks with integrated mixed-use stands and townhouses.

Phase 2: The focus is on developing an industry where an industrial node will be established and be integrated with the future cargo terminal of the Bram Fischer International Airport. Phase 2 will also provide mixed-use areas to encourage interest from private developers.

An air cargo terminal is planned in the development. Credit: Turkish Airlines

Current status:

  • Township establishment approved on 18 August 2017
  • Bulk engineering infrastructure available: water, sanitation and electricity
  • Interchange constructed by SANRAL leading into the development

Project stakeholders

  • Mangaung Metropolitan Municipality
  • Free State Provincial Government
  • National Human Settlements Department
  • South African National Roads Agency Limited (SANRAL)
  • Airports Company South Africa (ACSA)
  • Private sector investors and developers

Issues to be resolved¹

  • Capital injection is needed for the provision of reticulation and link infrastructure
  • Investments required into the programme
  • Inadequate marketing of the development area
  • Any unblocking matters to be resolved as investors identify specific opportunity
A typical high-density housing project. Credit: Calgro M3


  • Municipal land secured
  • Concept plan and urban designs are completed and approved
  • Civil and electricity works for bulk infrastructure completed
  • EIA approved
  • The diagrams and general plans are approved
  • Land rezoned

Project development cost: R10.3-billion

Job opportunities: Possible 11 000 direct and indirect job opportunities

Airport Development Phase 1 Opportunities

Residential: townhouses18 ha900 units
Residential: apartments/flats64 ha3 500 units
Commercial: office60 ha58 700 m²
Commercial: retail7 ha192 400 m²
Hotel and hospitality11 ha167 300 m²
Mixed use39 ha382 900 m²
Public services/public benefit202 haN/A
Other208 haN/A
Vacant0 haN/A
Projected development total:610 ha


Interested parties are encouraged to contact the team directly. Please reference Airport Development Node in the subject line.


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