By: Hee-Dee Walenga
In the latest edition of Eagle FM’s Ulwazi show. Veteran urbanist, Fransisco Neshila, revealed that, according to the data gathered by his proprietary platform, which is also named Ulwazi, that the town of Ongwediva has been in a decade-long decline when it comes to land and property development.
Land conflicts related to communal land and urban expansion are among the reasons for Ongwediva’s declining development. The price of land is another factor. On average market value, the price of land in Ongwediva is N$638 per square meter. Oshakati’s is N$450 per square meter.
Neshila identified a high vacancy rate in the commercial spaces of Ongwediva. “You can see the shopping centers are under performing. They need a revamp in that aspect,” Neshila stated.
He also pointed out how the nearby Ondangwa and Oshakati are lapping Ongwediva in terms of attracting economic activity. “Ondangwa is moving at a faster rate when it comes to commercial and industrial property development. Oshakati has reignited itself as a trading hub,” Neshila explained.
“If anyone wants to set up a building material warehouse, you will do it in Oshakati because that’s where the numbers are,” Neshila added.
For reference, Ondangwa recorded 1,993 transactions worth N$1.1 billion in the last decade. Oshakati recorded over 7,000 transactions in the same period worth N$2.8 billion.
In 2016, Ongwediva recorded 138 property transactions. Since then, the numbers have steadily declined. In 2018 the town recorded 124 transactions. In 2022 the number dropped to 29. In 2024, they averaged less than one transaction per month by recording 10 transactions for the year. As of July 2026, Ongwediva has recorded 24 transactions.
Ongwediva is averaging 12 rezoning applications per year, which Neshila said is worryingly low. Neshila recommended that Ongwediva should look into investing in more recreational/leisure and entertainment areas, citing Swakopmund as a reference.
“At the current moment, Ongwediva is operating boneless. They need to find their spark. The tourism industry in Ondangwa is completely dead,” Neshila remarked.
Although arguably its main attractor, the annual Ongwediva Trade Fair, is not a big enough spark because the event only happens once a year. “Your trade center should not be a dead beat. If you have a space that large that’s only functional a few times per year, it means your planning is poor,” Neshila stated.
Neshila also pointed out the fact that there is no current Environmental Impact Assessment (EIA) active in the area as another indicator that development is regressing. Ongwediva has a moderate to low fire pressure ranking, which is unattractive to investors because it comes with high insurance premiums due to the high risk.
