By: Nghiinomenwa-vali Hangala
According to the Inclusive and Sustainable Urban Development institute, Namibia can pursue 5 approaches to solve its housing crisis.
This was stated during the Bank of Namibia Housing Research Symposium that happened last month.
The organization has conducted qualitative research on the enablers and barriers to adequate and sustainable housing for (Ultra-) low-income households in Namibian Settlements.
The country’s housing deficit has continued to grow, and at the current pace, delivery has fallen below the 1,200 units per annum target under Vision 2030, the Bank of Namibia found.
Approximately 70% of the population cannot afford formal housing due to low incomes and limited mortgage access.
The Inclusive and Sustainable Urban Development in partnership with GIZ assessment proposes various models the country can follow to solve the housing issues.
INCREMENTAL & INFORMAL SETTLEMENT PATHWAYS
The first approach is the Incremental & Informal Settlement Pathways; this has various options that can be utilised.
The first option under this approach is the Participatory Informal Settlement Upgrading Community-led housing, given the country’s informal settlements with an estimated 11,000 new shacks per year.
As of 2025, the country is estimated to have 239,070 shacks.
The second option under the Incremental Approach is Self-help housing, a model which is currently being utilized by Shack Dwellers Federation of Namibia (SDFN).
Another option under the Incremental Approach is re-blocking processes, which is Namibia Housing Action Group (NHAG).
The institution also suggests Pre-allocation Systems plots and Reception Area Development as part of the Incremental Approach, positioning households to build with time.
Another option under this model that the country can implement is the Incremental Greenfield Development.
STATE-SUPPORTED HOUSING PATHWAYS
Given the affordability issues within housing, average house prices rose from N$199,670 (2000) to N$782,122 (2010) all the way to N$1.36–1.38 million (2024/25).
According to the Bank of Namibia, these prices have outpaced income growth.
Thus, Inclusive and Sustainable Urban Development (ISUD) proposed a Decentralised Build Together Programme (DBTP).
This is to be implemented by the National Housing Enterprise (NHE) across various towns in Namibia, given their mandate and capitalisation from the government.
Another option that can be explored under the Decentralised Programme is the Mass Housing Development Programme (MHDP), a programme that the government has invested massively in across the country.
However, it was marred by accountability and delivery issues, with some houses still not occupied today due to court cases.
The Massive Urban Land Servicing Programme (MULSP) is also another programme that can be implemented to solve the crisis.
According to the ISUD, investing in serviced land by the government through the various OMAs can strengthen residents’ own ability to build housing incrementally.
Government subsidies can also be used in the Informal Settlement Upgrading Affordable Housing Pilot Project; this is to cater for those who are already established informal settlers.
TENURE & LAND RIGHTS PATHWAYS
Under these options, the country can expedite the Freehold/title deed ownership across municipalities.
In parallel, there is the Flexible Land Tenure System (FLTS), a more flexible model for land ownership in urban areas.
The ISUD recommends an enhanced FLTS across the country to enable ownership.
Certificates of Occupancy and Leasehold Arrangements are also encouraged for the country to pursue together with Rental Rights.
RENTAL HOUSING PATHWAYS
Average rent in Namibia (2-bedroom flat) is estimated at N$7,348 per month.
The ISUD proposes social rental housing and private rental housing to provide the market with adequate rental units to cater for all income segments.
Under this pathway, Namibia must also have government employee rental housing; at the same time, rent-to-own housing must be made available in the market.
While employers are also encouraged to invest in employer-provided housing for their workforce to reduce dependence on others.
MARKET & FINANCE-LINKED HOUSING PATHWAYS
The ISUD stated that beyond credit-linked housing (mortgage finance), Public-Private Partnership (PPP) housing schemes can be met by private developer housing investment.
While warning that scale and speed in housing or service land delivery are especially reliant on ultra-low-income groups.
The government plans to construct 5,000+ houses, focusing on affordable housing and reducing informal settlements. erastus@thevillager.com.na
