Why more Rwandans opt for condos for accommodation

Landowners and homebuyers are increasingly turning to the condominium model, a structured form of property ownership that allows multiple individuals to develop or own property collectively rather than independently. Under this arrangement, a building is divided into privately owned units, while common areas such as corridors, staircases, parking, gardens and utilities are jointly owned by all unit holders. Each buyer receives legal title to their specific unit, alongside shared rights and responsibilities over common spaces. Maintenance and management are typically handled collectively, often through a homeowners’ association or a professional property manager. ALSO READ: How Kigali can unlock devt of idle land plots For many buyers, condominiums offer certainty in an increasingly expensive housing market. Kelia Kansine, 32, who recently purchased a condominium unit, says the option ended years of uncertainty. “For a long time, I wanted to build my own house, but the cost of land and construction kept rising. Every time I saved enough, prices went up again. It felt like I was always chasing something just out of reach,” she said. She eventually bought a completed two-bedroom apartment priced at about $80,000 in a well-developed neighbourhood. “When you consider that the cost of land alone in that area can exceed that amount, it becomes a practical and realistic alternative for me,” Kansine said. She added that buying a finished unit simplified the entire process. “When I bought the apartment, everything was already in place—water, electricity, parking and security. I didn’t have to supervise construction or deal with permits. Within weeks, I had moved in. It gave me peace of mind.” Eng. Yuli Rene Albe Nahimana says rising land and construction costs are pushing more people toward condominium ownership. With property prices climbing and building materials becoming more expensive, he argues that individual development has become unrealistic for many households. “Land prices keep increasing, with no mechanism to prevent over-climbing. At the same time, construction materials are expensive, whether in Kigali or secondary cities. For many people, buying land and building on their own is becoming too difficult,” he said. Regulatory requirements, he added, can further discourage standalone development. “Obtaining a building permit can be another hurdle. In many cases, master plan requirements exceed what ordinary people can realistically afford,” Maniragaba explained. ALSO READ: City of Kigali approves settlement sites with 40,000 plots However, he noted that condominium ownership also comes with legal and financial gaps, particularly around documentation. “A buyer may not receive a separate document or an individual Unique Parcel Identifier (UPI) for their unit. Without it, the property cannot easily be used as collateral,” he said. Despite these challenges, Maniragaba believes condominium living remains less burdensome than navigating land acquisition, permits and full-scale construction alone. “That is why many people are opting for condominiums. Building from scratch has become a complicated process.” From an investment perspective, condominiums can also reduce time and risk. Daniel Kayumba, a real estate developer, says finished units allow investors to earn returns more quickly. “If a developer completes a building within a year and I buy a finished unit, I can start renting it out within days and earn income immediately. That is much faster than buying land and going through construction myself,” Kayumba said. ALSO READ: Inside Kigali’s plan to reduce informal settlements to 20% Still, he cautioned that condominium ownership presents unique challenges, particularly around how unit owners use their spaces. “If a building is developed strictly for residential use and a buyer turns their unit into a lodge or a bar, it affects the entire property,” he said. Such situations can create tension, especially where usage guidelines are unclear or poorly enforced. “Because each person owns their unit, it becomes complicated to challenge those decisions. That is why strong management structures and clear regulations are critical.” To guide the growing trend, the Ministry of Environment has introduced a draft law on condominium ownership. The proposed legislation sets clear rules for establishing, managing and registering buildings with individually owned units and shared common areas. It defines the rights and responsibilities of unit owners, outlines management options—whether through professional companies or owner-led structures—and provides legal clarity on the use, maintenance and transfer of units. Officials say the law aims to protect owners, ensure transparent management and make condominium living a secure option for urban residents. Renely Patrick Manishimwe, a technical engineer at PSP Engineering and an advocate for the reforms, says the model goes beyond housing by promoting efficient land use. “We encourage people to embrace condominiums because land is limited, the population is growing and prices are rising. In a condominium, residents share infrastructure like electricity, water, parking and playgrounds. Providing the same services for scattered plots is far more expensive,” he said. A key reform addresses how property ownership is registered. Traditionally, land titles recognise only horizontal ownership—the ground—leaving upper-floor units without separate titles. “Under the new framework, ownership will be recognised vertically, in X, Y and Z directions. Each unit will have its own Unique Parcel Identifier, which can even be used as bank collateral,” Manishimwe said, citing an example where a building with UPI 100 would have units registered as 100A, 100B and 100C. Common areas—such as walls, parking, electricity systems and generators—will remain jointly owned and clearly defined. The law also introduces professional management as a standard. “When unqualified individuals manage a building, problems arise. Professional managers understand maintenance, compliance and dispute resolution, protecting both the property and the owners,” he said. Manishimwe added that the reforms aim to unlock idle land, formalise shared ownership and support sustainable urban development.

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Why more Rwandans opt for condos for accommodation