Khomas housing plan faces steep uphill battle
A N$750 million government commitment to upgrade and formalise informal settlements in Khomas has yet to translate into implementation, with intergovernmental coordination problems causing delays.
According to the Khomas Annual Regional Report for the 2025/26 financial year, the Office of the Governor was tasked by the Office of the Prime Minister with coordinating the implementation plan.
“The Ministry of Urban and Rural Development pledged N$750 million for this project; however, delayed intergovernmental coordination between the ministry and the City of Windhoek delayed the implementation of the programme," the report states.
The report follows a public standoff between the City of Windhoek and the ministry over the allocation.
In November 2025, the Khomas Governor’s Office reported that Windhoek had lost the N$750 million after failing to comply with conditions set by the ministry. The funds were intended to service land and upgrade several informal settlements and Windhoek Rural constituencies.
The programme was expected to deliver 16 formalised townships, 5 000 serviced erven, 5 000 affordable housing units and 250 community ablution facilities.
The ministry subsequently reallocated the funds to other local authorities and reduced Windhoek’s original allocation by N$255 million, citing the City’s “non-cooperation and lethargy”.
Former mayor Ndeshihafela Larandja disputed the suggestion that the money had been genuinely available to the City, arguing that the ministry’s conditions were unrealistic.
Despite the dispute, the City reported servicing 2 132 erven during 2025 across Goreangab, Havana, Mix Settlement, Kapuka Nuuyala, Otjomuise and Groot Aub.
Housing pressure
The regional report describes land access, housing and sanitation as “one of the most enduring historical and structural constraints on development” in Khomas.
It also highlights inadequate access to land and basic services in Windhoek Rural, including Dordabis.
The //Khomanin Traditional Community is awaiting a resolution to its demand for communal land.
The City has completed layout designs for 11 226 proposed erven across 18 townships, with N$296.4 million earmarked for land servicing and housing delivery.
In informal settlements, it has constructed 194 communal toilets and 227 communal water points, increasing sanitation coverage by 16% and water-point coverage by 22%. The Khomas Regional Council invested N$3 million in boreholes, water pumps and rehabilitation at 11 rural settlement sites.
The City’s Water and Wastewater Infrastructure Master Plan, approved in 2025, requires N$11.72 billion over 20 years.
Housing delivery by the National Housing Enterprise (NHE) remains limited. During 2025/26, NHE produced only two units at a combined cost of N$1 million. For 2026/27, it has planned N$82 million in capital projects for 73 units in Otjomuise, Goreangab and Khomasdal.
The report identifies scarce serviced land, high servicing costs, unaffordable land prices, beneficiary creditworthiness, lengthy township processes, rising construction costs, limited funding and procurement delays as key barriers.
A debt swap agreement between the City and central government could provide a breakthrough. Under the agreement, N$357.8 million in liabilities will be converted into 423 hectares of land, potentially unlocking more than 6 000 erven while restoring the City’s borrowing capacity.
