Urban planners have proposed different land-use strategies that could help property owners embrace vertical housing.

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Vertical housing refers to the construction of multi-story residential buildings, which minimize land use compared to single-family homes.

This approach is particularly relevant in areas designated for single-family housing under the national land-use master plan.

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The Ministry of Infrastructure has stated that with the forthcoming revision of the housing policy, vertical housing will become mandatory in most parts of the country as part of the process for applying for construction permits.

Olivier Kabera, the Minister of State in the Ministry of Infrastructure, said that if current housing trends, which do not prioritise vertical housing, continue, there could be no arable land or green spaces left by 2050.

According to the Rwanda Housing Authority, the country needs 5.5 million housing units by 2050, up from 2.5 million in 2019, to accommodate an estimated 22 million people.

Joint investment

Eng. Emmanuel Nsengiyumva, owner of ACES Ltd, a company specialising in architectural design and building project execution in Kigali, suggests that property owners should collaborate to build and share vertical or multi-story residential houses as a viable model.

"Property owners should pool their resources to build and share a multi-story residential house. For example, if someone owns a plot of land worth Rwf50 million and the required multi-story house costs Rwf200 million, they can partner with others to contribute funds for the construction. The plot could accommodate a one-story house with four units, and each family could contribute Rwf50 million,” he explained.

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Nsengiyumva stressed that property owners should not cling to land they are unable to develop as required.

"They should welcome financially capable partners and collaborate to develop the plot with multi-story buildings, based on the initial land value and a formal agreement,” he added.

Avoiding over-designs

He also advocated for innovative designs to ensure affordability in multi-story residential buildings.

"We should avoid over-designs. The construction should only include what is necessary while maintaining standards and sustainability,” he noted.

Over-designs in housing refer to situations where a building includes features, materials, or systems that exceed what is needed or practical for its intended purpose.

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These may involve excessive space, luxury finishes, overly complex architectural elements, or expensive technologies that provide no additional functional benefit relative to their cost.

Over-designs can result in higher construction costs, as well as increased maintenance challenges.

Eng. Albert Rene Yuli Nahimana, an urban planner, also supported the idea of collaborative efforts in building multi-story residential houses.

"People can pool their financial resources to build and share a multi-story house. They can also share other amenities such as septic tanks, parking spaces, and so on,” he said.

Incremental approach to vertical housing

Nahimana also recommended an incremental approach to embracing vertical housing.

An incremental project in housing is one where construction or improvement happens in stages, often over time, rather than all at once.

This method allows for gradual expansion or upgrading of housing, driven by the needs and financial capacities of the residents or developers.

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He suggested that even if vertical housing becomes mandatory as part of the building permit process, the government should issue such permits and allow an incremental approach for property owners who do not yet have enough capital.

The initial stages of construction would provide basic shelter and essential infrastructure, with later phases adding more advanced features or amenities when resources allow.

This approach is more affordable because it spreads out the cost over time, allowing residents or developers to build according to their available resources.

In some cases, particularly in informal settlements, residents play an active role in the design, planning, and construction process.

Jean Claude Benimana, a real estate consultant, added: "Building upwards is not just an option, but a necessity. In my opinion, this should have been the case since 2000. With a 25-year delay, the solution now is to focus on constructing taller buildings—10 stories and above."

He said, "One of the obstacles to high-rise living is the community's misconception regarding privacy and individual homeownership.”

Avoiding speculative pricing in high-rise construction

Benimana also pointed out that speculative pricing in high-rise construction by developers creates a mismatch with the actual market context, thus hindering vertical housing development.

"There is another barrier to overcoming the misconception of individual homeownership: Many active Rwandans may not meet the current banking criteria for mortgage eligibility. No one benefits from living in Kamonyi (Western region) while their business is in Nyabugogo (Kigali) when an optimal residential solution is available in Muhima,” he noted.

With real estate investment trusts (REITs) being launched in Rwanda, he added: "We could collaboratively design tailored solutions and introduce them for public investment, which could potentially help secure more affordable capital to implement widely recognized investment opportunities by pushing for vertical housing."

Government considers rehousing model

One strategy to reduce unplanned settlements while enforcing vertical housing is the use of a ‘rehousing model,’ which doesn’t require relocating property owners. The model involves landowners contributing their plots of land, on which dwelling units are built.

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For instance, seven households could contribute their plots of land to build multi-story units that house over 20 families from elsewhere on the same land.

The model was successfully applied in Gitega Sector, Nyarugenge District under the Mpazi Rehousing Project.

The City of Kigali plans to construct 10,000 affordable houses using the same model.

The planned rehousing of Nyabisindu’s unplanned settlement in Gasabo District, which will benefit over 1,300 families, is set to begin not later than April, according to Olivier Kabera, the Minister of State in the Ministry of Infrastructure.

The Nyabisindu rehousing project is modeled after the Mpazi program and is part of Kigali’s broader urban development initiatives aimed at upgrading unplanned settlements.