The headline
Landowners in planned settlement sites in Kigali say long delays in approving physical plans have left them unable to build on, sell or transfer their land. In Musave Cell, Bumbogo Sector, Gasabo District, residents say they have been stuck for nearly three years.
Why the land is frozen
In residential areas, a construction permit can only be issued once the physical plan is approved. The plan sets out roads, water, drainage and other services. In Musave, the area was surveyed and a proposed plan was sent to the City of Kigali, but residents say they have heard nothing since. Ownership transfers cannot be processed while the land is under the planning process, so sales stall too.
"We need the authorities to tell us clearly whether this housing site project still exists. If it no longer exists, our full rights over the land should be restored," said one owner of two plots. Another resident in Ramba Village said her building permit expired in August 2024 before she could start, and that permits are not being issued while the plan for Musave is revised.
The wider picture
In January the city said it would approve new residential sites only in phases, after checking how far earlier sites had been built on (our story).
What it means for buyers
A plot inside a planned site whose physical plan is not yet approved can be impossible to transfer or build on for years. Before paying, ask the district one-stop centre whether the plan is approved, and check what the zone allows in the zoning guides.