Expropriation of Real Property in Kigali City: Scoping the Patterns of Spatial Justice

Abstract

The key question in this article is the extent to which current real property expropriation practices in Kigali city promote spatial justice. Current studies focus on the ambiguous manner in which real property valuation had been regulated by the expropriation law of 2007, leading to unfair compensation and various conflicts between expropriating agencies and expropriated people. Following its amendment in 2015, the law currently provides clearer procedures for valuation and fair compensation, based on the market prices. Using indicators that measure spatial justice, this study evaluates if the current expropriation processes result in spatial justice, consisting of procedural, recognitional and redistributive justice. These indicators are described using three dimensions of spatial justice: rules, processes and outcomes. Data were collected through household surveys, focus group discussions, stakeholders’ interviews and observations in four urban neighbourhoods where expropriation has taken place in Kigali city. Interpretative and statistical analysis of the data reveals some patterns of procedural, recognitional and redistributive justice in the rules dimension. There is no indication of any pattern for other dimensions. This relates to limited budgets of expropriating agencies which insufficiently follow the law. The consequence is the decreased redistributive justice in the compensation and the increase in the displacement effect of expropriation. Although, counter-valuations result in fair compensation, there is limited evidence for good trends of spatial justice in the whole process of expropriation.

Land Governance from a Mobilities Perspective

“…Uwayezu and de Vries' study [32] (in this special issue) takes us again to the urban context. Here too the longitudinal nature of displacement in the course of urban modernization in Kigali City, Rwanda, and the role of land values, their assessment, and monetary compensation as important intervening variables shift into focus.…”

Understanding the Concept of Neighbourhood in Kigali City, Rwanda

“…Extensive administrative reforms of 2000 and 2005 extended the city boundaries from 314 to 730 km 2 [36]. Currently, the city is divided into three administrative districts ( Figure 1)-Gasabo, Kicukiro and Nyarugenge, and three spatial patterns, consisting of the urbanised, the area under urbanisation and the urban fringe [37]. The topography of the city is characterised by hilly landscape, sprawling across four ridges and separated from one other by large valleys [37].…”

“…Currently, the city is divided into three administrative districts ( Figure 1)-Gasabo, Kicukiro and Nyarugenge, and three spatial patterns, consisting of the urbanised, the area under urbanisation and the urban fringe [37]. The topography of the city is characterised by hilly landscape, sprawling across four ridges and separated from one other by large valleys [37]. The lower part of the city has an elevation of about 1400 m, compared to 1850 m in the higher hills [37].…”

“…The topography of the city is characterised by hilly landscape, sprawling across four ridges and separated from one other by large valleys [37]. The lower part of the city has an elevation of about 1400 m, compared to 1850 m in the higher hills [37]. Wetlands form another major feature of the landscape, covering nearly 13% of the city's total area.…”

Access to Affordable Houses for the Low-Income Urban Dwellers in Kigali: Analysis Based on Sale Prices

“…In addition, the government of Rwanda established an affordable housing fund within the commercial banks which entitle both affordable housing developers and buyers to apply for the low interest rates and bank loans [19]. Real estate developers can also be assisted by government agencies in the acquisition of land through the expropriation process [20]. This process consist of the compulsory acquisition of private real properties, including the land and various assets thereon attached, subject to payment of a fair compensation [21].…”