Housing prices in Rwanda are rising steadily, making land ownership increasingly difficult, particularly in Kigali. According to the seventh Household Living Conditions Survey (EICV7), 72.4% of Rwandans live in homes they own, 21.3% rent, and 5.6% occupy homes free of charge. In the City of Kigali, the survey shows that 60.6% of households were renting last year, highlighting the pressure on urban housing.
In certain neighborhoods, plots now cost up to 200 million Rwandan Francs, pushing many residents to seek land on the outskirts of the capital. However, these peripheral areas have also seen rapid price increases, making them unaffordable for many potential buyers. Still, real estate experts say some locations remain relatively affordable, with plots priced under 10 million Frw.
Professional valuer Kwitonda Armand, owner of Green Realtors Ltd, highlighted some of these areas. A standard residential plot is usually 300 square meters (15m × 20m). Kwitonda said, “In areas like Gasanze in Nduba, Gasabo District, you can find a plot from 4 million Frw up to 10 million Frw. Other affordable areas include Masaka, where new residential sites are being developed, and Kabuga, though prices there have begun to rise.”
He added that slightly higher-priced plots, ranging up to 20 million Frw, remain accessible in some Kigali-adjacent areas. “In Mageragere, Nyarugenge District, there are new residential sites where a plot ranges between 10 million and 15 million Frw,” Kwitonda explained.
Beyond Kigali, the most affordable land includes Kamonyi District (Gihara area) with plots between 7 million and 13 million Frw, Rwamagana District with plots from 4.5 million to 5 million Frw, Nyagasambu with plots between 8 million and 12 million Frw, and Nyamata in Bugesera District starting from 6 million Frw. Premium neighborhoods such as Nyarutarama and Rebero remain at the top end, with single plots costing around 200 million Frw.
Kwitonda noted that land remains one of the most profitable investments in Rwanda. “Someone can buy land worth 100 million Frw, get authorization to subdivide it into 20 plots, and sell each for 10 million Frw — effectively doubling their investment to 200 million Frw,” he said.
Government benchmark land prices, which serve as a reference across the country, were last updated in December 2021. Once revised, land prices are expected to rise further. The Official Gazette shows significant differences between urban and rural zones, even within Kigali.
Semi-rural neighborhoods still offer lower base prices. For instance, in Kimicanga — Inyamibwa Village (Nyarugenge District), a 300 m² plot ranges from 26 million to 34.5 million Frw. In Bwerankori, Kigarama (Kicukiro District), mid-level prices reach 31,485 Frw per square meter, while top-tier plots hit 134,317 Frw per square meter.
