UGANDA CAN’T BUILD A $500B ECONOMY ONE PLOT AT A TIME

For decades, Uganda’s housing strategy has been simple: leave it to the individual.

A Ugandan buys a 50-by-100-foot plot beyond the city and builds slowly. First the foundation, then the walls. The roof may come two years later. Windows and doors follow when other obligations allow.

This model has produced millions of homes. But individual development has reached its limit and is failing to keep pace with urbanisation.

That came into focus during a post-budget dialogue on decent housing hosted by the Uganda Society of Architects. Participants asked whether the national budget and Uganda’s institutions are responding adequately.

The numbers suggest they are not.

"Uganda’s urban population is growing by more than five percent annually. The industry delivers about 60,000 housing units a year against estimated demand of 344,000...

 The country already has a housing deficit of about 2.4 million units, projected to rise to 4.5 million by 2035.

No number of individuals laying one brick at a time can keep pace.

The market worked—up to a point

This column has argued that government’s dismal of some people’s clamouring for rent controls was coreect.

Capping rents and restricting advances would have discouraged investment. Less investment would reduce rental supply and eventually push rents higher—the opposite of what the regulations intended.

As private investment increased, landlords who once demanded a year’s rent in advance began accepting six months, three months and, in some places, one month. Competition was improving the terms.

Dollar rents and punitive advances were symptoms of scarcity. Where demand exceeded supply, landlords held all the cards. Increase supply and power shifts towards tenants.

That logic remains valid. But markets regulate prices only when supply can respond.

Uganda’s individual builder has run into expensive land, costly infrastructure, high taxes, uncertain tenure, short-term finance and fragmented planning.

The next phase of urbanisation cannot be built one plot at a time.

The five-dollar opportunity

This is not only a social challenge. It is a major economic opportunity.

Government wants to grow Uganda’s economy tenfold to about $500 billion by 2040. Real estate should be one of the principal engines of that ambition.

Using the sector’s commonly cited multiplier, every dollar invested in real estate can generate about five dollars in wider economic activity.

A housing project employs professionals, artisans and labourers. It buys local materials and creates business for transporters, banks, insurers, hardware shops and furniture makers. Once occupied, it generates demand for utilities, schools, retail and transport.

"Housing construction has a high employment multiplier, uses substantial domestic materials and can mobilise household savings into long-term productive investment...

Housing is not merely where people sleep. It is an economic production line.

Government has made housing expensive

Government cannot demand affordable housing while making development unaffordable.

Roads, drainage, electricity, water, sewerage and other public goods can account for about 40 percent of development costs. Yet developers are expected to provide them and recover the expense from buyers or tenants.

Residential developers also pay 18 percent VAT on building materials. Because residential sales are generally exempt, that input VAT is not recoverable and becomes a permanent cost.

On sh100 million worth of taxable materials, sh18 million is added before land, finance, labour, professional fees and profit.

Government then wonders why developers build for the wealthy.

About 76 percent of Ugandans can afford homes valued at only sh12 million to sh24 million, while a formal starter house costs about sh150 million. An estimated 96 percent cannot afford the cheapest standard house produced by formal developers.

That is not merely an affordability gap. It is a market-design failure.

A private house, a communal asset

"Housing must stop being treated as merely a private responsibility.

It is a public obligation, an economic necessity and increasingly a security and safety issue...

Unplanned urbanisation produces flooding, congestion, crime and unsafe settlements. Factories appear next to homes. Roads and drainage arrive only after thousands have settled.

The house may be privately owned, but much of its value is communal. It comes from roads, drainage, sewerage, electricity, schools, security and orderly land use.

Uganda needs more housing cooperatives, condominiums, land pooling and public land banking. Neighbouring landowners should combine plots rather than develop independently.

Zoning must also be enforced. Productive cities cannot emerge where factories, schools, warehouses and residences are mixed without regard to safety or infrastructure.

Government must become a participant

Government must move beyond being a catalytic agent.

It should become a direct participant—not necessarily by laying every brick, but by assembling land, installing infrastructure, supplying patient capital, guaranteeing projects and partnering with institutional developers.

Resolving the uncertainty around Libya’s shareholding in National Housing and Construction Corporation is central to this shift. The dispute has constrained government’s ability to recapitalise NHCC and use it as a national housing-delivery vehicle.

Once resolved, NHCC should develop serviced land, rental housing, apartments and affordable units in the tens of thousands, not a few hundred expensive houses.

There are encouraging signs. Government has capitalised Uganda Development Bank by about sh1.6 trillion over five years and earmarked another sh440 billion, some of which is expected to support real estate developers.

But the scale must be greater.

Uganda’s commercial banks cannot finance this transformation alone. A single development may require sh80 billion, forcing banks to syndicate.

The country needs housing bonds, mortgage refinancing, pension-fund participation and specialised long-term finance.

"Tax relief should expand supply rather than subsidise individual buyers. Government can service land, reduce taxes on affordable-housing inputs and support developers capable of producing thousands of units.

The Uganda Society of Architects’ post-budget dialogue was about whether Uganda understands that real estate is also a growth, productivity, safety and national-development issue.

To build a $500 billion economy, Uganda must start building at institutional scale.