N$27.9b bill exposes Windhoek’s housing collapse

By Kaundjire Humbu

Windhoek is confronting a N$27.9 billion housing crisis, with nearly half of the capital’s population now living in informal settlements that are expanding at almost twice the rate of the city’s overall population, exposing a crisis that is rapidly deepening at pace.

Responding to Confidente queries, the City of Windhoek says N$17.1 billion is needed for basic municipal services in informal settlements, while another N$10.8 billion would be required if housing is included in the response.

The N$27.9 billion price tag exposes the depth of Windhoek’s housing crisis 36 years after Independence.

The figures show a crisis driven not only by money, but by the speed at which informal settlements are rapidly expanding across the capital.

According to City spokesperson Lydia Amutenya, Windhoek’s population is growing at 3.3 percent a year, while its informal settlement population is growing at 6.1 percent annually.

The City recorded 28,000 people living in informal settlements in 1995, representing 15 percent of Windhoek’s population.

By 2011, the number had risen to 94,886.

By 2023, it had reached 224,150, representing 46 percent of Windhoek’s total population of 486,186.

In less than three decades, the number of people living in informal settlements increased by more than 196,000.

The City said the growth reflects rapid urbanisation, population growth, rural to urban migration, increasing housing demand, historical spatial inequalities and the high cost of servicing land.

“Demand for land and housing continues to outpace supply,” Amutenya said, stressing the scale of the challenge as informal settlements now account for almost half of the city’s population.

She noted that the City currently has more than 100 informal settlements of varying sizes.

Yet despite the scale of the problem, the number of households that have undergone formalisation and upgrading remains significantly lower than those still waiting, based on the figures provided.

The City said slightly more than 10,000 households have undergone formalisation of land tenure and upgrading of services since the inception of the programme, while the remaining backlog stands at 55,000 households.

This means the number of households still requiring formalisation and upgrading is more than five times the number that has already gone through the process.

Amutenya added that the N$17.1 billion required for basic services covers infrastructure such as roads, water, sewer networks, electricity reticulation, stormwater drainage and community facilities.

Housing would add a further N$10.8 billion.

The City stressed that the N$27.9 billion would not be spent in a single year, describing it as a realistic estimate of the funds required to address the challenge incrementally.

The informal settlement population is doubling every 11 years, according to the City, compared with 22 years for Windhoek’s overall population.

Amutenya maintained that: “The population of Windhoek is growing at a rate of 3.3 percent per annum, the in- formal settlement is growing at 6.1 percent per annum.”

That growth is putting pressure on the municipality to provide land, services and housing at a pace that its current resources cannot sustain, Amutenya explained.

“The scale of demand exceeds the resources available to the municipality alone.”

The municipality said this is why central government, financial institutions, the private sector, development agencies and community organisations must be involved in expanding land delivery and affordable housing.

The scale of the crisis has also revived questions about the temporary reception areas established around Katutura between 1991 and 1994.

The areas were established to accommodate people arriving in Windhoek, but many eventually became permanent settlements.

Amutenya said urbanisation occurred faster than anticipated while affordable housing and serviced land remained limited.

“Consequently, many temporary settlements gradually transformed into permanent residency as residents established social and economic ties within these areas.”

The City also acknowledged that unlawful occupation of municipal land remains a challenge.

“The City is aware of instances where individuals have unlawfully allocated, sold, rented or occupied municipal land.”

Where credible evidence exists, the City said such cases are referred to relevant authorities for investigation and legal action.

The municipality said illegal occupation can happen rapidly, with large groups moving onto vacant land within a short period.

While the City monitors municipal land, Amutenya said enforcement and legal processes can affect response times.

The municipality rejected suggestions that it waits for land grabbers before formalising settlements.

However, Amutenya acknowledged the difficult reality facing authorities once large communities have already established themselves.

“Where settlements already exist and large numbers of vulnerable residents are involved, the City must balance legal requirements with public health and safety.”

The municipality also acknowledged concerns that upgrading informal settlements could create an incentive for further illegal occupation.

Amutenya maintained that upgrading is intended to protect public health, reduce environmental risks and improve living conditions.

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