One of the most frequent questions we get asked from people looking to buy property in Kigali is: “What kind of property can I build on this plot?” The answer to that is: It depends on the zone this particular plot is located in. The new 2020 Masterplans give detailed information about the zoning regulations in Kigali.
The zoning regulates the types of uses, the allowed height, the density and the setting of buildings on any plot. According to the official document, “The Zoning Plan is meant to provide landowners, developers, and stakeholders with a clear picture of what can and cannot be developed on any parcel of land in the City of Kigali’s territory.”
In early September 2020, the City of Kigali has published the new Kigali Masterplan that regulated the development of Kigali, ensuring optimal land use in the city of Kigali. The Masterplan also describes the different zones.
In this blog post, we will give you an overview of the different residential zonings, explain their respective purpose and tell you what you can built in each of them-
Kigali Zone R1: Low-Density Residential Zone
In the Low-Density Residential Zone, referred to as R1, you can construct single-family homes, as well as complementary public facilities as needed (conditional use). Examples of R1 Zones in Kigali are parts of Kiyovu, Kacyiru and of Kibagabaga.
Kigali R1 Zone Overview
| Permitted uses | • Single-family houses • Home Occupation |
| Max. Building Coverage | 40% |
| Max. Number of Floors | G (Ground Floor) + 1 + P (Penthouse) |
| Max. Lot Size | 500 m2 |
| Building Form | • Detached • Semi-detached |
Kigali Zone R1-A: Low-Density Residential Densification Zone
The Low-Density Residential Densification Zone R1-A is a low and medium-rise residential zone with a higher density. The idea behind that is to encourage more efficient land use in Kigali through smaller lot sizes for detached houses and the construction of multi-family and townhouses.
Examples of R1-A zones in Kigali are parts of Nyarutarama, Gacuriro and of Kibagabaga.
Kigali R1-A Zone Overview
| Permitted uses | • Single-family houses • Semi-detached houses • Multifamily Houses • Townhouses • Rowhouses • Home Occupation |
| Max. Building Coverage | 50% |
| Max. Number of Floors | G+2 |
| Max. Lot Size | 300 m2 |
| Building Form | • Detached • Semi-detached • Attached |
Kigali Zone R2: Medium Density Residential – Improvement Zone
According to the Zoning Regulations of the City of Kigali, “The Medium Density Residential – Improvement Zone (R2) is essentially
planned for upgrading of unplanned settlements or redevelopment of urban renewal areas, wherever feasible in the brown field sites. Variety in the housing types and planned development is expected to stimulate the upgrading, redevelopment, and intensification of these housing areas. Its intent is to improve the overall physical and living conditions of the identified unplanned settlements in Kigali, through upgradation in the short term, and redevelopment through land assembly in the medium-long term, to better utilize the developable land in prime areas of the city for creating integrated and affordable neighbourhoods and provide adequate infrastructure and public facilities”.
Kigali R2 Zone Overview
| Permitted uses | • Rowhouses • Low Rise apartments • Home Occupation |
| Max. Building Coverage | 60% |
| Max. Number of Floors | G+3 |
| Max. Lot Size | N/A |
| Building Form | • •Rowhouses • Apartments (low-rise) |
Kigali Zone R3: Medium Density Residential – Expansion Zone
The purpose of R3 zones in Kigali is to create housing especially targeted at low-income demographics. The focus is on low-rise, but high-intensity building to allow for dense usage of the available space. Most of the R3 areas are located in greenfield areas.
Kigali R3 Zone Overview
| Permitted uses | • Single-family Residential • Rowhouses • Low-rise apartments • Multifamily Houses • Accessory Residential units • Home Occupation • Low Rise apartments • Home Occupation |
| Max. Building Coverage | 60% |
| Max. Number of Floors | G+2 |
| Max. Lot Size | 150 sqm |
| Building Form | Attached /semi-detached / detached Apartments and Multifamily houses |
Kigali Zone R4: High Density Residential Zone
R4 zones in Kigali are used to create well-planned medium-rise housing complexes with integrated public and commercial facilities. In order to preserve the green character of Kigali, the maximum lot sizes in R4 zones are bigger than in R3 zones.
Kigali R4 Zone Overview
| Permitted uses | • High density residential • Home Occupation • R2 typologies in case plot size is less than 750 m2 |
| Max. Building Coverage | 50% |
| Max. Number of Floors | G+4 |
| Max. Lot Size | N/A |
| Building Form | • Apartments • R2 typologies for plots less than 750 m2 in size |
Do you have any further questions? Please don’t hesitate to get in touch with us, we are happy to help. You can contact us on info@vibehouse.rw or +250 788 999 273.
