… Windhoek tenants feel the squeeze
SHONA Ngava (30) says renting in Windhoek is unaffordable.
“Young professionals are struggling to make ends meet when it comes to rental prices,” he says.
Ngava says a two-bedroom flat in Windhoek easily costs between N$12 000 and N$22 000 per month.
“It makes no sense,” he says.
Ngava wishes for rent control legislation to keep the prices of rent in and around Windhoek at bay.
“Maybe there needs to be criteria set for locations, so we can establish
how much a certain place in a certain location would cost based on the
amenities available there,” he says.
“For example: Is there electricity, water, a geyser, is it close to town? All
these things need to be considered when determining a price.”
The rent control bill will not have its day in the current parliament, the
executive director of urban and rural development, Nghidinua Daniel, said
this week.
The bill has been with the Ministry of Urban and Rural Development since 2017.
Daniel on Wednesday said the ministry still needs the input of
stakeholders.
“Property owners need to have a fair hearing. Commercial banks need
to be consulted,” he said.

‘NO POLITICAL WILL’
Member of parliament Maximalliant Katjimune, who demanded that the
ministry finalise the bill, earlier this week said the snail’s pace of progress
on the bill is due to a lack of political will to table it.
“We know that many members of parliament, especially many of the
ministers, actually have an interest in issues of rent control, because they
themselves are also landlords,” he said.
Katjimune described it as unfortunate that the ministry is not making
progress on the bill.
“This means the ordinary Namibian who does not have the means will
continue to suffer at the whims of landlords who are charging exorbitant
fees,” he said.
Landless People’s Movement spokesperson Lifalaza Simataa
yesterday said: “There is no set standard for size, utilities or
consideration of the economic situation Namibians face. Especially the
youth.”
He said a rent control framework is important.
“Some measure to ensure individuals on the ground is considered vital,
especially if we are talking about something as important as
accommodation,” Simataa said.
He said Namibia, with a small population, has a higher cost of living
compared to more populated cities.
“. . . cities such as Cairo (Egypt), Lagos (Nigeria) and Kigali (Rwanda)
among others,” he said.
Simataa believes the rent control bill should be able to protect
consumers against digital nomads raising the price of rent.
In an advertisement on Facebook Marketplace, a two-bedroom
apartment is advertised for N$12 000 a month.
“Very spacious, newly built, two-bedroom backyard flat, one bathroom,
open-plan kitchen and lounge, carport, built-in cupboards and built-in
stove, one room without built-in cupboards [and] water and electricity
excluded,” the post reads.
The Brief earlier this month reported that the average rental price in
Namibia amounted to N$7 348 per month, with the two-bedroom categoryn being the primary driver of market growth.
It reported that two-bedroom rentals recorded a significant increase of
14.7% – up from 11.6% in the first quarter, marking the highest growth
among all segments in the second quarter of 2024.
Swapo lawmaker Patience Masua yesterday said the rental market
doesn’t adequately address the income realities of young people.
“This, in effect, makes it incredibly hard for young people to find a
decent place to rent,” she said.
The rental market, however, is informed by the housing market in
Namibia, she said.
“The average Namibian cannot afford a house in 2025. This is a fact.
So, the high prices of homes inform the high prices of rent,” Masua said.
She believes there is adequate political will to implement rent control
mechanisms.
“I just think the law-making process in general is long.”
‘THUMBSUCKING’
Economist Omu Kakujaha-Matundu says the ministry needs to have a
pragmatic approach to the issue.
“Whenever you hear the terms ‘price control’ or ‘rent control’, you have
to tread carefully,” he says.
Kakujaha-Matundu says most of the price ceilings set are
“thumbsucking”.
“There is generally information asymmetry in the rental and mortgage
market. Property owners possess a great deal of information and could
sway rent in their favour,” he says.
He says if rent is set too low, it could make property a less attractive
investment and create a shortage in the market.
“On the other hand, commercial banks have their loan books built
around mortgage bonds, so reducing either the mortgage rates or home
prices is almost unthinkable.
“Striking that balance the executive director is talking about is easier
said than done,” he says.
‘NO PROTECTION’
Earlier this month Desert FM spoke to Dimbulukeni Nauyoma, who used
to be a member of the Rent Control Board.
He believes rental prices are driven by development in areas.
“This market forces supply and demand. Of course, with this little supply
of places to rent, the demand would obviously be high,” he said.
He said landlords will take advantage of this.
“I look at what my neighbours are charging and even if I charge an arm
and a leg, nobody’s going to complain,” he said.
Nauyoma said the impact of the bill would be negative because it does
not protect either the landlord and the tenant.
STUDENT STRUGGLES
Namibia National Students Organisation president Dorthea Nangolo
yesterday called for the regulation of rental prices for student
accommodation.
“Anybody can charge whatever bogus amount they choose to charge for
rent and squeeze in whatever amount of students because the students
are desperate,” she said.
Nangolo said in areas like Academia, Windhoek West and Windhoek
North near universities, homeowners are renting out their houses to
students and charging exorbitant fees.
“We have students paying up to N$3 500, but four of them are sharing a room, for instance,” she said.
Nangolo said those offering accommodation should also be vetted, since students’ safety are at risk.
“They [landlords] have issues of violation of lease agreements against our students and evict them without proper notice,” she said.
Stay informed with The Namibian – your source for credible journalism. Get in-depth reporting and opinions for
only N$85 a month. Invest in journalism, invest in democracy –
Subscribe Now!