Ziinga disclosures

Ziinga publishes property listings, market data, research and tools for Rwanda. Its data, research, analytics, news and the Ziinga Workspace are information. They are not investment, lending, legal or tax advice, and Ziinga does not act as an adviser or fiduciary when it publishes them.

Advisory work is agreed in writing, engagement by engagement, and only that written scope governs it.

Listings, prices and estimates are shown for information only and are not guaranteed accurate. Ziinga Value™ is an automated estimate, not a certified valuation. Always confirm with a licensed valuer, agent or the seller before you transact.

Ziinga is not the land registry. The official record of ownership, rights, mortgages and caveats is held by the National Land Authority.

Land-parcel (UPI) and master-plan zoning data © National Land Authority / GeoData Rwanda. Recorded land sale prices and reference values from the National Land Authority Rwanda Land Dashboard, updated 12 August 2026. Maps © Mapbox, © OpenStreetMap contributors.

Recorded land prices are published as district and cell aggregates, not as individual sales. Prices on listings are advertised asking prices, not completed sales, and an individual transaction may differ from either.

Zoning rules come from the City of Kigali Zoning Regulations (2020) for Gasabo, Kicukiro and Nyarugenge, and from the National Land Authority’s Land Use Plans Zoning Regulations for the other 27 districts.

Road access, the existing road network, medium-voltage electricity lines and WASAC water pipes come from the City of Kigali master plan map service. They cover the three Kigali districts only; elsewhere Ziinga has no such layer and says so rather than implying a parcel is unserviced. A line recorded near a parcel is not a connection, and connecting needs the utility’s approval.

Heights, slopes and lines of sight are computed by Ziinga from Mapbox’s terrain model, or from Terrain Tiles on AWS Open Data when Mapbox does not answer; in Rwanda both rest mainly on NASA’s Shuttle Radar Topography Mission at about 30 m. The model is bare earth: a view it reports can still be blocked by trees or buildings. Roads, lakes, rivers, woods and parks, and building density come from Mapbox’s map data, which is OpenStreetMap plus buildings Mapbox detects from satellite imagery. Lake and river shores, wetlands, forests and parks, road reserves and settlement are also read from the zones the district land use plans give registered parcels, measured between parcel centres; those describe the plan, not what stands on the ground today.

Poverty rates by district are the headcount rates published by the National Institute of Statistics of Rwanda, EICV7 Main Indicators Report 2023/24, Table A9.23. Ziinga holds no measured figure for household income by district and publishes no affordability ratio.

Rwanda Housing Index: annual average recorded land prices and transaction counts by province and district from the National Land Authority Rwanda Land Dashboard, updated 21 September 2026 and read on 30 September 2026. Population, households, housing tenure, electricity and water by district from the NISR Fifth Population and Housing Census 2022, Main Indicators Report.

Ziinga uses generative AI in two places: to improve the wording of a listing description drafted from that listing’s own facts, and, where it is switched on, to review an automated value estimate against the comparables and zoning it rests on. Other figures, scores and reports are produced by fixed rules and statistical models.

AI output is not investment advice, and no AI tool acts on your behalf.

The Privacy Policy sets out what Ziinga collects, why, how long it is kept and who it is shared with. What we store about you shows what this browser holds and lets you clear it.

Files you open in the Ziinga Workspace, such as a loan book, a list of transfers or field visit photos, are processed in your browser and are not uploaded to Ziinga. API keys are stored only as one-way hashes.

Ziinga Value figures are automated estimates to help you compare, not certified valuations. A valuation for lending, tax or court purposes must come from a registered valuer.

Estimates come from official records and market data. Actual prices vary with access, documents and condition.

An estimate for a parcel that is not listed does not mean the parcel is for sale.

Parcel records come from the national land register and the district land use plan. They do not include ownership, mortgages, caveats or the remaining lease term. Check those with the National Land Authority, on its Land Information Inquiry Portal or by dialling *651#, before you pay anything.

UPI lookup results may come from Ziinga’s parcel copy or the source parcel service. They do not verify ownership, availability for sale or building permission.

Most land in Rwanda is held on an emphyteutic lease. A lease with under about 30 years remaining is hard to mortgage and sells for materially less, so ask about the term and its renewal before committing. Estimates and projections treat an unknown term as unconstrained, which is optimistic when the term is short.

Map pins marked with a ~ are placed inside the sector, not at the property itself.

Zoning guides summarise the City of Kigali Zoning Regulations (2020) and the National Land Authority’s Land Use Plans Zoning Regulations. They are not building permission, and later plans, amendments and overlays may change what applies to a parcel.

A use summary is not exhaustive. The full schedule sets plot size, setbacks, height, parking, environmental requirements and exceptions.

Figures are transcribed as the tables print them. Where a table looks inconsistent, such as the national R2 floor area ratio of 0.4, the guide says so; confirm it with the district One Stop Centre. Where a table sets no coverage, residual land values use a labelled assumption of 60% coverage over two storeys, and where it sets coverage but no height, the two storeys stay assumed.

Gasabo, Kicukiro and Nyarugenge share the City of Kigali Master Plan viewer, published by the City of Kigali. The other 27 districts each have a District Land Use Plan viewer published by the National Land Authority. Ziinga does not host or alter these maps; each link below opens the authority’s own viewer.

A master-plan map shows planned land use. It is not evidence of ownership or permission to build, and plans are revised. Every link below was checked on 2026-10-02.

Investment views are projections built from asking prices and recorded land prices: scenarios to compare against holding cash or a Treasury bill. They are not financial advice and not predictions, and the answer changes with the assumptions.

Past performance does not guarantee future results. Consider location quality, infrastructure development and your own investment goals.

The price growth calculator compounds a national rate. That rate is not measured for any one district, and it is a straight line through a series that fell in 2024.

ZiingaDev Score™ weighs listing data, district market data and official master-plan zoning. It is a screening aid, not advice, so do your own due diligence before investing.

Development scenarios use rough national estimates to frame a conversation. Real costs and values depend on the site.

Figures in a seller report are drawn from public records and Ziinga listings. They inform a negotiation; they are not a valuation or an offer.

A suggested listing price is guidance from records and market data, not a valuation.

Displayed rental pricing may not reflect all required, optional or usage-based fees. Contact the agent for details.

Portfolio reviews and parcel lookups give estimates from evidence, not appraisals or asking prices. A review does not check tenure and lease term, registered mortgages and caveats, boundary disputes, or the condition of anything built; those need the land records system and a site visit.

Site screens use national construction cost bands, not quotes for the site, and asking rents and prices from listings in the same district. Nobody has visited the site: boundaries, access, slope and what stands on it need a site visit.

A field visit report records what the surveyor saw on the day. It is not a boundary survey or a title search: boundaries need a licensed surveyor’s survey against the register, and title needs the land records system.

The yields in research are working assumptions, not market evidence, until measured yields from completed deals replace them.

The Rwanda Housing Index follows the average price per square metre of land transactions recorded by the National Land Authority, by year, for Rwanda, its provinces and its districts. It is information about what was recorded. It is not a valuation, a forecast or advice, and a rise or fall in one year does not predict the next.

The index is an average of recorded prices, not a quality-adjusted or repeat-sales index. A year that records more large rural plots, or more transactions in one part of a district, reads lower or higher for that reason alone. Districts with few transactions swing most, and the page flags the ones whose single-year changes are unusually large.

Transaction counts include every recorded transaction type, such as subdivisions and changes of owner, not only sales, and not only those that carry a price. The latest year runs to the land authority’s last update, so its count is not compared with a full year’s.

The urban composite is Ziinga’s own construction: the household-weighted mean of the indexes of the ten districts with at least 100,000 urban residents in the 2022 census. Figures for a province or the composite in the profile table are Ziinga’s aggregates of NISR’s district results.

The census figures are those of 15 August 2022 and do not describe the market today. Income and the value of the housing stock are not published for Rwandan districts and are not shown.

The Ziinga product line page names products sold by Altus Group, CoStar Group, Green Street and MSCI, so that a reader can place ours beside something they may already know. Those names are their trademarks. Ziinga is not affiliated with them, does not license or resell their software, and they have not reviewed or agreed to any comparison.

What each of them covers is taken from what they publish themselves, read on 26 September 2026: CoStar’s research database covers the United States, Canada, the United Kingdom and, since July 2026, France. Green Street covers 384 United States, 30 pan-European, 10 Canadian and 10 Australian markets and about 190 listed vehicles. MSCI’s private real estate indexes cover more than 30 countries, and in Africa that is South Africa. None of them publishes parcel-level data for Rwanda. Coverage changes, and the date here is when it was read, not a promise that it still holds.

What ours does today, and what theirs still does that ours does not, is written on the product line page rather than kept for a procurement.

Listings are posted by agents and sellers, or collected from other public listing sites. Nothing on a listing page vouches for the title, the seller’s right to sell, or the condition of the property.

Deal badges appear only when Ziinga’s own estimate, not the asking price, says a listing is below market. A badge is not a recommendation to buy.

Ziinga News stories, guides and research notes are published for information and reflect the data available on the day they were written. News stories summarise official releases and published reports, and each lists its sources.

Ziinga supports equal access to housing for everyone, regardless of ethnicity, gender, religion, disability or family status.

Having trouble using this site with a screen reader or assistive technology? Email us at info@ziinga.rw.

We hire on capability alone. Gender, age, disability, religion and background play no part in who joins or who advances.

We tell candidates the truth we tell buyers. Ziinga is early-stage: the team is small, prices are asking prices, and official registry records are shown as they are.