Residential land shortage plagues Mariental and Rehoboth
Informal settlements bursting at the seams
As the influx of people into urban areas grows, often for economic reasons, informal settlements expand while municipalities struggle to provide land to meet the pressing demand for shelter.
Mariental and Rehoboth are confronting severe housing shortages, with over 1 000 applicants awaiting residential plots in Mariental and an estimated backlog nearing 4 000 in Rehoboth.
In Mariental, about 1 073 applicants remain on the waiting list for residential plots, while informal settlements have expanded beyond the town's capacity.
The high demand for housing, coupled with the impact of the Covid-19 pandemic, are among the key drivers that have led to the rapid expansion of informal settlements.
Mariental’s housing and property officer Moira Nowases revealed these challenges during a recent engagement with the National Council's standing committee on transport, infrastructure and housing in the Hardap Region on Monday.
"Factors such as the Covid-19 pandemic and persistent droughts have exacerbated these challenges," she explained.
Many lower-income workers have been retrenched from agricultural plots surrounding the town, leading to increased urbanisation as they move into urban areas, placing "immense pressure" on the local authority, she added.
"The Mariental municipality no longer has farms or greenfield areas available for expansion. Additionally, the lack of funding prevents the municipality from purchasing land to plan and establish new townships, further contributing to the urban land and housing shortage,” Nowases said.
Population density rises
Mariental’s housing waiting list was compiled between 2017 and 2022.
Due to transparency concerns and governance challenges, the council has discontinued the waiting list system, opting instead for a closed bid process deemed more transparent.
Demand is expected to rise as new applications continue to pour in.
According to Nowases, profiling exercises in informal settlement areas, facilitated by the Shack Dwellers Federation of Namibia and the Namibia Housing Action Group, identified 6 100 people residing in these settlements, primarily in the southern part of the town.
"The Built-Together Programme currently has 1 316 applicants, with the last update recorded in November 2023. The Shack Dwellers Federation of Namibia, a major non-governmental organisation supporting housing provision, has 380 applicants on its waiting list as of December 2024,” Nowases said.
Thousands need decent homes in Rehoboth
Meanwhile, Rehoboth is also grappling with a major housing backlog, with thousands of residents still waiting for urban land allocations.
The municipality's technical manager Rudolf Muhembo revealed that a 2023 waiting list review found that many applicants had either passed away or relocated to other towns.
"To ensure accuracy, we invited all applicants to resubmit their details, including identification and affordability documents," Muhembo said.
The updated data showed 2 500 applicants in the ultra-low-income category, earning between N$100 and N$4 600 per month. Another 150 applicants fell under the middle-income group, while 200 were classified as high-income earners.
"However, the municipality estimates that the actual backlog may now be approaching 3 500 to 4 000 applicants,” he confirmed.
According to Muhembo, the slow pace of urban land delivery in Rehoboth is hindered by several challenges, such as high costs and lengthy planning processes.
"The process of hiring planners and surveyors is both expensive and time-consuming, delaying much-needed land allocation," he said, adding that costly land servicing is another pressing issue in addition to high unemployment, particularly among those in the ultra-low-income bracket.
Challenges hinder process
To address the backlog in Mariental’s informal settlements, the council has implemented the flexible land tenure system, Nowases said.
In Empelheim Extension 5, a re-blocking process has been completed, providing 730 plots averaging 200 square metres each to accommodate informal settlement residents.
"However, financial constraints hinder land clearing and servicing efforts, and some residents are resistant to relocating. The council is collaborating with community leaders to engage residents and encourage them to move to Empelheim Extension 5, where they can eventually build permanent brick structures,” Nowases told the committee.
Moreover, discussions are underway with the line ministry to secure funding for purchasing Portion 16 of Farm Kahas No. 89 and additional land owned by the Evangelical Lutheran Church of Namibia.
“So far, 60 hectares have been acquired from the church. Government intervention is sought to purchase the remaining land to accommodate those not yet catered for in Aimablaagte Extensions 2 and 3 and Empelheim Extension 5," Nowases explained.
Private developers also play a role in housing provision.
"Four private developers are currently servicing land and constructing houses, with two being notably successful due to their affordable pricing and attractive housing designs,” she said.
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In Mariental, about 1 073 applicants remain on the waiting list for residential plots, while informal settlements have expanded beyond the town's capacity.
The high demand for housing, coupled with the impact of the Covid-19 pandemic, are among the key drivers that have led to the rapid expansion of informal settlements.
Mariental’s housing and property officer Moira Nowases revealed these challenges during a recent engagement with the National Council's standing committee on transport, infrastructure and housing in the Hardap Region on Monday.
"Factors such as the Covid-19 pandemic and persistent droughts have exacerbated these challenges," she explained.
Many lower-income workers have been retrenched from agricultural plots surrounding the town, leading to increased urbanisation as they move into urban areas, placing "immense pressure" on the local authority, she added.
"The Mariental municipality no longer has farms or greenfield areas available for expansion. Additionally, the lack of funding prevents the municipality from purchasing land to plan and establish new townships, further contributing to the urban land and housing shortage,” Nowases said.
Population density rises
Mariental’s housing waiting list was compiled between 2017 and 2022.
Due to transparency concerns and governance challenges, the council has discontinued the waiting list system, opting instead for a closed bid process deemed more transparent.
Demand is expected to rise as new applications continue to pour in.
According to Nowases, profiling exercises in informal settlement areas, facilitated by the Shack Dwellers Federation of Namibia and the Namibia Housing Action Group, identified 6 100 people residing in these settlements, primarily in the southern part of the town.
"The Built-Together Programme currently has 1 316 applicants, with the last update recorded in November 2023. The Shack Dwellers Federation of Namibia, a major non-governmental organisation supporting housing provision, has 380 applicants on its waiting list as of December 2024,” Nowases said.
Thousands need decent homes in Rehoboth
Meanwhile, Rehoboth is also grappling with a major housing backlog, with thousands of residents still waiting for urban land allocations.
The municipality's technical manager Rudolf Muhembo revealed that a 2023 waiting list review found that many applicants had either passed away or relocated to other towns.
"To ensure accuracy, we invited all applicants to resubmit their details, including identification and affordability documents," Muhembo said.
The updated data showed 2 500 applicants in the ultra-low-income category, earning between N$100 and N$4 600 per month. Another 150 applicants fell under the middle-income group, while 200 were classified as high-income earners.
"However, the municipality estimates that the actual backlog may now be approaching 3 500 to 4 000 applicants,” he confirmed.
According to Muhembo, the slow pace of urban land delivery in Rehoboth is hindered by several challenges, such as high costs and lengthy planning processes.
"The process of hiring planners and surveyors is both expensive and time-consuming, delaying much-needed land allocation," he said, adding that costly land servicing is another pressing issue in addition to high unemployment, particularly among those in the ultra-low-income bracket.
Challenges hinder process
To address the backlog in Mariental’s informal settlements, the council has implemented the flexible land tenure system, Nowases said.
In Empelheim Extension 5, a re-blocking process has been completed, providing 730 plots averaging 200 square metres each to accommodate informal settlement residents.
"However, financial constraints hinder land clearing and servicing efforts, and some residents are resistant to relocating. The council is collaborating with community leaders to engage residents and encourage them to move to Empelheim Extension 5, where they can eventually build permanent brick structures,” Nowases told the committee.
Moreover, discussions are underway with the line ministry to secure funding for purchasing Portion 16 of Farm Kahas No. 89 and additional land owned by the Evangelical Lutheran Church of Namibia.
“So far, 60 hectares have been acquired from the church. Government intervention is sought to purchase the remaining land to accommodate those not yet catered for in Aimablaagte Extensions 2 and 3 and Empelheim Extension 5," Nowases explained.
Private developers also play a role in housing provision.
"Four private developers are currently servicing land and constructing houses, with two being notably successful due to their affordable pricing and attractive housing designs,” she said.
[email protected]
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