The official land price reference list, which by law should be updated annually, has not been revised since 2021. Five years later, official prices no longer reflect market realities, creating tensions in valuation, expropriation and private transactions. The list serves as a benchmark for compensation in public projects and as a guide for professional property valuation nationwide. However, with no update as of 2026, industry experts say the outdated figures have led to disputes, prolonged negotiations and claims of unfair compensation. ALSO READ: A closer look at Rwanda's land ownership and price trends In Kagarama Village, Biryogo Cell, Gashora Sector in Bugesera District, a 300-square-metre plot is selling for about Rwf 8 million, or Rwf 26,000 per square metre—ten times higher than the Rwf 2,600 listed in the official gazette. In Nyamata City’s Busengera area, plots now go for about Rwf 17 million, equivalent to Rwf 36,000 per square metre, while the gazette still sets the maximum at Rwf 11,074. In Rugando, Kacyiru Sector, the official maximum price is Rwf 79,000 per square metre, yet market rates have climbed beyond Rwf 200,000. Experts say these examples highlight the widening gap between the official reference prices and actual market values, a disparity worsened by the failure to update the list for five years. Yuli René Albe Nahimana, a member of the Institute of Engineers Rwanda (IER), said the mismatch between the 2021 gazette and current market conditions is a key driver of price distortions. ALSO READ: Rwanda’s new portal to visualise land transactions, prices in real time “Land values continue to rise, but the official listing used for valuation has not been updated, even though the factors that determine value have changed,” he said. According to Nahimana, land prices are influenced by proximity to roads, access to utilities and internet, and closeness to schools, hospitals and markets, developments that evolve rapidly in many areas. “Zoning regulations also matter. Residential zones are classified as R1 for low density, R2 for medium density and R3 for high density. Because the reference list is outdated, these distinctions are not fully reflected, meaning land in fast-growing or higher-density zones may be undervalued,” he added. He also pointed to gaps within the current list. “Two plots in the same cell can have very different levels of development. One may be fully serviced with infrastructure, while another is not. Yet the reference list may assign them the same price simply because they fall within the same administrative area.” ALSO READ: How automation of 10 land services solved accessibility issues Such gaps, combined with the lack of annual updates, mean the reference list often fails to capture real differences in land value. Nahimana warned that the problem is most pronounced during expropriation, where compensation for land acquired for public projects such as roads is largely based on the official prices. “These are the prices normally used when people are expropriated for government projects,” he said. John Mugisha, Chairperson of the Real Property Valuers Institute, which is mandated to update the list, said the delay is not due to inactivity but challenges in the publication process. He said the institute published reference prices in 2018 and again in 2021, in line with legal requirements, and prepared another version in 2023. ALSO READ: National land system to integrate financial management information “That version was validated by technical teams and stakeholders at the Ministry of Environment. However, by the time feedback was received, three years had passed, making the list outdated. We had to restart the process,” Mugisha explained. He described the exercise as resource-intensive, requiring data collection and analysis across more than 14,000 villages nationwide. “This process is very expensive. We rely on member contributions and receive no government funding. We had to mobilise resources again to collect fresh data, yet the version we produced earlier was never used.” The revised list is expected to be resubmitted to the Ministry of Environment this March for final review and publication. ALSO READ: Govt pledges to clear land subdivision service backlog in one month In the meantime, professional valuers have continued to rely on the 2021 reference prices, which provide minimum, average and maximum values. “In most cases, valuers use the maximum. But in areas that have developed since 2021, even the maximum is still below market prices,” Mugisha said. Where disputes arise during expropriation, negotiations are held between the property owner, the valuer and the acquiring entity. If no agreement is reached, the matter can be referred to the relevant regulatory council. Grace Nishimwe, Director General of the National Land Authority, said the delay has largely been driven by efforts to strengthen valuation methodology. “The aim has been to improve the methodology so that it better reflects current market realities. The review process is meant to ensure the updated prices are accurate, evidence-based and aligned with evolving land market dynamics,” she said. She said the revised list is expected to be published no later than June, following finalisation and Cabinet consideration. However, Nishimwe clarified that reference prices are not mandatory transaction prices for private sales. “Land transactions are generally based on mutual agreement between buyer and seller. Reference prices mainly serve as a benchmark, particularly for expropriation and compensation.” Experts argue that a regularly updated, transparent and technically sound reference list would protect buyers and sellers, reduce disputes and speculation, and strengthen confidence in the land market.
