Life After Relocation: Are Mpazi Residents Adjusting to Their New Homes in Kigali?

The Mpazi drainage corridor in Kigali, once synonymous with flooding and unstable homes, has undergone one of the capital’s most ambitious urban transformations.

Until 2025, families living along the low-lying valleys of Gitega, Kimisagara and Rwezamenyo in Nyarugenge District battled seasonal floods, landslides and chaotic housing whose narrow pathways and poor drainage blocked emergency access and intensified disaster risk. According to the City of Kigali, informal settlements like Mpazi form part of a wider urban challenge, with an estimated 60 per cent of Kigali’s residents living in unplanned settlements vulnerable to climate-related shocks.

City assessments have identified approximately 24,404 plots containing nearly 27,000 houses located in high-risk zones across Kigali, exposed to flooding and landslides during heavy rains, underscoring the scale of vulnerability facing settlements such as Mpazi prior to upgrading efforts.

National disaster reports further illustrate the danger. In early 2024, heavy rains and flooding in Kigali left at least 13 people dead and destroyed multiple homes, according to data from the Ministry in charge of Emergency Management (MINEMA).

In April 2025, intense rainfall again triggered floods and landslides that caused four confirmed deaths and five injuries, alongside widespread property damage in parts of Kigali and surrounding districts. Such repeated incidents reinforced the urgency of relocating households from fragile valley zones.

Now, nearly 800 new housing units stand in place of dilapidated structures, built through the Mpazi Rehousing Model, an in-situ upgrading project that rebuilds communities on the same land rather than relocating residents far from their livelihoods.

But beyond statistics and policy ambitions, the real test lies inside the homes.

From Collapse and Flooding to Concrete Stability

Before relocation, residents describe a settlement defined by disorder. Houses were built close together along narrow, winding paths barely wide enough for two people to pass. During heavy rain, runoff from upper neighbourhoods surged into the Mpazi ravine, overwhelming drainage channels.

In April 2020, a retaining wall collapse in the area intensified existing vulnerabilities, placing dozens of households at risk and reinforcing the classification of the zone as high-risk.

Denise Uwimana, 45, lived in Ubukorikori, Kabahizi Cell.

She recalls, “An issue arose during road construction. A retaining wall was erected but later collapsed, threatening neighbouring houses and eventually ours. During the rainy season, we feared landslides. Water access was also a daily struggle.”

Since moving into her new unit in May 2025, she says her routine has changed significantly.

Inside her apartment, tiled floors replace muddy surfaces. Large windows allow light and cross-ventilation. Water flows directly from the tap into her kitchen sink. An indoor toilet replaces makeshift latrines once dug into unstable soil.

She says, “We were also given cooking gas. Even if something breaks, a door or appliance, technicians come and fix it quickly. There is peace here.”

Her only request: stronger corridor lighting at night to further improve safety.

For Vestine Umutesi, who received a four-bedroom unit, the memory of Mpazi’s dangers remains vivid.

She says, “There was a time when the Mpazi River overflowed and swept away a house with a couple inside. We recovered the woman’s body, but the man was never found.”

Floodwaters routinely entered homes. Latrines were difficult to construct in saturated soil. Roofs were held down with tyres and stones to withstand wind and storms.

“Today, paved roads allow vehicle access. Organized drainage reduces runoff accumulation. Structured blocks replace informal sprawl. The new houses matched the value of the land residents previously owned. Some received two or three homes depending on what they had before. We’re very happy,” Umutesi says.

How Property Valuation Worked

One of the central questions surrounding the Mpazi model concerns fairness: how were former properties evaluated?

According to Emma Claudine Ntirenganya, Spokesperson for the City of Kigali, independent professional valuers worked alongside city authorities to assess land and structures before demolition.

“In the first phase, we constructed 105 housing units. With the addition of 688 new units, the total has now reached 793,” she explains.

She adds that households were allocated units equivalent to their previous property value. Some received multiple units depending on land size and number of houses previously owned.

“This exchange system ensures transparency and avoids land acquisition costs. It allows us to upgrade informal settlements while maintaining dignity,” Ntirenganya says.

Architecture Designed for Dignity

Patrick Iradukunda, architect at Gasabo 3D Design Ltd, the firm responsible for designing and supervising construction, says the project aimed to go beyond structural safety.

He says, “Our goal was to meet durability standards while preserving residents’ dignity and cultural identity. We prioritised locally sourced materials, energy efficiency and proper ventilation.”

Community consultations shaped interior layouts to reflect residents’ routines. Kitchens were designed for practical use. Ventilation reduces humidity common in valley zones.

“The houses are not just stronger, they are designed for healthier living,” Iradukunda says.

Real-Life Economic Impact

For Francois Nzabandora, 55, the transition has also meant economic stability.

“My former house was valued at around Rwf40 million. Now I’ve received a fully furnished unit within a three-unit structure shared with families who faced similar circumstances,” he says.

He says the clean, organized environment has reduced anxiety during the rainy season.

“The improvement is remarkable. The responsibility now is to preserve what we’ve been given,” he adds.

Experts argue that multi-unit structures may also open opportunities for rental income in the future, a key factor as housing demand rises.

Vertical Housing and the Land Question

Central to Mpazi’s long-term sustainability is the promotion of vertical housing, multi-storey residential buildings that maximise limited urban land.

Vertical housing refers to constructing upward rather than outward, accommodating multiple households on smaller plots compared to standalone single-family homes.

Eng. Albert Rene Yuli Nahimana argues that current standard plot sizes, 20 metres by 15 metres, consume excessive space.

“As housing demand increases, land becomes scarce. Reducing plot sizes and enforcing multi-storey construction can preserve land and curb deforestation,” he says.

Eng. Emmanuel Nsengiyumva adds that mindset change is equally critical.

He says, “Many still aspire to individual standalone houses, but collective housing models allow families to build upward, live in one unit and rent others. It can create income.”

A Broader Urban Strategy

The Mpazi project forms part of Kigali’s broader strategy to reduce informal settlements, currently estimated at about 60 percent of the city’s housing stock.

City officials say the goal is to bring that figure down to 20 percent by 2035 through inclusive upgrading models.

The model is already being replicated in Nyabisindu and other parts of the city, with plans to construct 10,000 affordable housing units over the next five years at an estimated cost of Rwf77 billion.

According to the Rwanda Housing Authority, Rwanda will need 5.5 million housing units by 2050 to accommodate a projected population of 22 million, more than double the 2.5 million units available in 2019.

Officials say vertical housing, multi-storey developments like those in Mpazi, will be central to managing land scarcity as urbanisation accelerates.

As Kigali pushes forward with its ambitious urban renewal agenda, the experience of Mpazi residents offers an early test: whether modern housing can translate into lasting stability, and whether development can truly move forward without leaving communities behind.