The Right to the city- The Socioeconomic Implications of Moving to Condominiums: The Case of Condominium Residents in Jemo Expansion Area of Addis Ababa, Ethiopia (original) (raw)

Developing Country Studies The Condominium Scheme as a Strategy for Housing Slum Dwellers: the case of Gofa Mebrat Hail Condominium, Addis Ababa, Ethiopia

Ethiopia, like other developing nations, is striving to improve the life of its urban dwellers and Addis Ababa, the capital city, is receiving special attention to bring it up to standards in the continent. At 125 years old, the city suffers from severe housing shortage and is characterized by poor housing, infrastructural and neighborhood conditions. Considering the housing agenda as uppermost of the urban development challenge the city administration initiated a program to build several thousand homes based on the condominium concept for different categories of income groups. The initial target of the program, though, was the low income and lower middle income groups. Eleven years have passed since the program commenced in 2004. Needless to mention, even though home ownership has grown phenomenally, the price of a unit of condominium house has risen dangerously over the period. This article is based on ongoing doctoral study and looks at the affordability challenges of the condominium housing scheme, particularly regarding the poor slum dwellers and considers possible alternative means to tackle the issue. The specific study site is the Gofa-Mebrat Hail Condominium in Nefas Silk-Lafto Sub-city of Addis Ababa. The article gives a background account of the procedures followed by the researcher in the study: descriptive and analytical research methods employed, numerical and non-numerical data collected, questionnaires deployed for the household survey, interviews conducted, and relevant observations made. Moreover, secondary sources of information were available to aid analysis and corroborate findings. The most critical finding of the study was that the affordability challenge was, barring free offers or heavy subsidization, beyond prudent financial amelioration and that the only way to keep the poor slum dwellers housed was for them to pay a monthly housing mortgage installment dictated, largely, by a formula based on their ability-to-pay. Introduction This article is based on findings from ongoing doctoral research into the socio-economics of condominium housing development in Addis Ababa City, using the Gofa-Mebrat Hail Scheme as case study. Rapid population growth in cities has been cited by many researchers and scholars as the main challenge of the developing world. Earlier studies put the rate of city growth variably between 2 to 10 percent a year (Stephen K. Mayo; Stephen Malpezzi; David J. Gross, 1986). Unprecedented growth in urban areas coupled with severe

Newly Emerging forms of Neighborhoods in Ethiopia’s Urban Setting: A Study of the Living Conditions & Mode of Interaction among Condominium Residents of the “Yeka Sub - City” of Addis Ababa

2010

This study is concerned with the analysis of newly emerging forms of urban neighborhooding in Addis Ababa city related to condominium housing. It tries to examine the living condition and kind of condominium dwellers interactions in three selected sites of the Yeka sub city namely Eyseuse , Yeka One and Kotobe. To understand this study, the researcher used both quantitative and qualitative methods of research, but with emphasis on the qualitative one. In this regard, interview, participant observation, focuses group discussion and case study were employed as tools for data generation. Besides, an extensive review of related literature was carried out. The findings of the research indicated that massive condominium construction launched by Addis Ababa city government since 2004 has brought about the emerging of new neighboring hoods form and new social-cultural interaction among its inhabitants. Compared to the forms of neighbor hoods relations in slum areas from which the current co...

From the Kebele to the Condominium : Accommodating Social and Spatial Practices in Ethiopia's Politics of Affordable Housing

2015

One decade ago in the capital city of Ethiopia, Addis Ababa, more than 80% of its four million inhabitants lived in the so-called kebele houses, which are the local variant of a well-known urban figure, the slum. In order to cope with the housing backlog sparked by the need to replace the dilapidated kebele houses, to accommodate the city’s natural growth, and to deal with the massive rural-urban migration, the government created in the mid-2000s the Integrated Housing Development Programme (IHDP). This program aimed at building throughout the country 360,000 dwelling units in five years based on a standard mid-rise housing block type that eventually became ubiquitous, especially in Addis Ababa’s built landscape. Over the last decade, the IHDP actually created “only” an average of 35,000 new flats per year, half of the expected turn out. In any case, “the condominiums”, as they are commonly known, have succeeded in upgrading the material living conditions of thousands of people. How...

Marianna Charitonidou, "Housing Programs for the Poor in Addis Ababa: Urban Commons as a Bridge between Spatial and Social", Journal of Urban History (2022)

Journal of Urban History

The article presents the reasons for which the issue of providing housing to low-income citizens has been a real challenge in Addis Ababa during the recent years and will continue to be, given that its population is growing extremely fast. It examines the tensions between the universal aspirations and the local realities in the case of some of Ethiopia’s most ambitious mass pro-poor housing schemes, such as the “Addis Ababa Grand Housing Program” (AAGHP), which was launched in 2004 and was integrated in the “Integrated Housing Development Program” (IHDP) in 2006. The article argues that the quotidian practices of communities and their socio-economic and cultural characteristics are related to the spatial attributes of co-housing practices. Drawing upon the idea that there is a mutual correspondence between social and spatial structures, it places particular emphasis on the analysis of the IHDP and aims to show that to shape strategies that take into account the social and cultural aspects of daily life of the poor citizens of Addis Ababa, it is pivotal to invite them to take part in the decision-making processes regarding their resettlement. Departing from the fact that a large percentage of the housing supply in Addis Ababa consists of informal unplanned housing, the article also compares the commoning practices in kebele houses and condominium units. The former refers to the legal informal housing units owned by the government and rented to their dwellers, whereas the latter concerns the housing blocks built in the framework of the IHDP for the resettlement of the kebele dwellers. The article analyzes these processes of resettlement, shedding light of the fact that kebele houses were located at the inner city, whereas the condominiums are located in the suburbs. Despite the fact that the living conditions in the condominium units are of a much higher quality than those in the kebele houses, their design underestimated or even neglected the role of the commoning practices. The article highlights the advantages of commoning practices in architecture and urban planning, and how the implementation of participation-oriented solutions can respond to the difficulties of providing housing. It argues that understanding the significance of the endeavors that take into account the opinions of dwellers during the phase of decision-making goes hand in hand with considering commoning practices as a source of architecture and urban planning frameworks for low-cost housing in this specific context. The key argument of the article is that urban planning and architecture solutions in Addis Ababa should be based on the principles of the so-called “negotiated planning” approach, which implies a close analysis of the interconnections between planning, infrastructure, and land.

Journal of Geography and Regional Planning Success of high-rise residential condominium housing development program in meeting its objectives and its liveablity in Addis Ababa: A case of Bole sub city

This study aims to study to examine the success of the condominium housing development program. The result of the study revealed that the housing development office is constructing and distributing condominium-housing units with slower pace. Settlement in high-rise residential condominium housing saves land from encroachment and improper utilization. The open space reserved at sites of condominium is not proportional to the number of residents, and it is not used properly. Residents of condominium are satisfied with their spatial accessibility to some selected social and infrastructural service centers. At some sites, the roads leading to or passing along sites of condominium is not paved or asphalted. Of residents, those who moved to their condominium unit before the proper functioning of the installation suffered from the problem of water and electric power for four to eight months. The strength of social interaction among residents of condominium is weaker. When residents move to their condominium unit, they quit their membership of Ekub and Iddir associations, to which they were member and the livelihood activities that they were practicing at their former residence. Sound disturbance and theft crime are common social problems at sites of such settlement.

CONDOMINIUM DWELLERS HOUSING QUALITY PERCEPTION AND SATISFACTION IN ADDIS ABABA ETHIOPIA

This research assesses Addis Ababa condominium dwellers housing quality perception and satisfaction in four purposively selected condominium sites. The case study condominium sites were Lideta and Gotera from inner city, and Bole Ayati l and Jemmo ll from urban periphery. It examines condominium quality variation between floors of both inner city and urban periphery condominium sites. We identified 30 housing quality indicators, which were grouped into seven domains to assess satisfaction. Satisfaction was measured using 11-point Likert Scale. In addition, qualitative analysis was performed to get in-depth insight about housing perception. The 2D GIS and 3D GIS spatial analysis techniques were integrated to statistical analysis to visualize the sites and floors quality variability. The main finding of the study is that the dwellers of condominium are generally satisfied by having a dwelling for their family. There were variation in the level of satisfaction among dwellers depending on whether the condominium is located in inner city or urban periphery, ground floor or top floor. The result show that 54% of the respondents were satisfied, 42% dissatisfied and 4% were neither satisfied nor dissatisfied in the overall condominium quality. The satisfaction variation shows that the majority of inner city condominium sites respondents were satisfied while the majority of urban periphery condominium sites respondents were dissatisfied. On the other hand, the satisfaction and perception for ground floor was slightly higher than other floors as well as negative perception and low preference for top floor. Unaffordability, structure inconvenience for home-based business, absences of children playground, absence of adult recreation centre, absence of elevators and ramp, day and night bar noise and lack of living experience in multi-storey houses were the main contributing factors to dwellers dissatisfaction irrespective of site location and floor level. Inner city condominium sites respondents were satisfied with accessibility domain than the respondents in urban periphery site specifically, Jemmo ll. This study suggests that future condominium sites development should consider social services accessibility, particularly in urban periphery. The condominium project office should also pay attention to improving housing quality, providing different housing finance options, awareness creation on management of shared structure and space to enhance housing satisfaction, to fulfilling needs and expectations of dwellers and to improve their quality of life.

Rapid urban expansion and the challenge of pro-poor housing in Addis Ababa, Ethiopia

Africa Review, 2017

A common challenge faced by countries in the developing world is to provide public goods such as housing and safe water and sanitation to rapidly expanding and poor populations in urban areas. This is a particularly acute problem when the process of governing is accompanied by unplanned urban population growth and the displacement of the urban poor while pursuing market-oriented development strategies without proper safety nets for them. The purpose of this essay is to critically assess the plight of the city Addis Ababa, Ethiopia in its efforts to address this issue over the past decade. The study, based upon field research conducted in 2015, concludes that while having had success in expanding the availability of the quantity and quality of low-income housing, the urban housing development programme has largely failed to directly address the housing needs of the poorest of the poor. In large measure, this is due to the enormity of the problem coupled with the limited capacity of l...

Socio-demographic and socio-economic dynamics underlying housing development of urban residents in Sebeta town, Ethiopia

reseaarch article, 2022

Even though situational factors are predominantly determining the housing scenario of urban residents, individual factors are the most essential elements that play a vital role in the housing development of urban residents. The main objective of this study was to investigate socio-demographic and socio-economic factors that contributed to urban housing development in Sebeta town, Ethiopia. To achieve the research objective, the explanatory mixed-method sequential research design was employed where quantitative data were collected from 384 respondents who were randomly selected, whereas qualitative data were collected via in-depth interviews and focus group discussion. Research findings confirmed that socio-demographic and socio-economic characteristics were major determining factors of urban housing development. Socio-demographic and socio-economic dynamics associated with individual characteristics were found to cause variation in housing statuses among urban residents. This implies, in addition to structural challenges, individualistic factors of urban residents affect their housing choices. It was identified that differences in gender, migration status, ethnic background, income class, educational status, and occupational backgrounds were responsible factors for housing status discrepancy in the study area. The authors came up with the conclusion that socio-demographic and socio-economic factors are the most remarkable features, which determine the housing development of residents by accompanying structural factors. The authors would recommend that the housing development of urban residents needs the prerequisite of strengthening socio-demographic dynamism and socio-economic empowerment of the urban poor.

Condominium 3.0: Reinventing Addis Ababa’s Mass Housing Projects for the City and it’s Low-Income Dwellers

2018

The project is a part of the Global Dwelling studio in Addis Ababa, Ethiopia. The focus of the studio is on Affordable Housing for the Global Urban South. This project looks to continue with the current method of affordable housing in Addis Ababa in the form of mass housing condominiums. These developments are appearing in huge numbers across the city. They are dense and efficient but are not affordable to those displaced for their development and do not meet the needs or express the qualities for and inherent to the existing low income communities. The existing communities, called sefers represent resilient communities and the condominiums represent a backbone of efficiency. Through the design of it's next implementation and additions to the existing condominium, the Condominium 3.0 creates a balance of efficiency and resilience resulting in an affordable, inclusive, efficient and resilient approach to housing Addis Ababa.

Review of: "Navigating Urban Housing Dynamics: Exploring the Interplay Between Real Estate Development and Housing Demand in Post-1991 Ethiopia"

Review of: "Navigating Urban Housing Dynamics: Exploring the Interplay Between Real Estate Development and Housing Demand in Post-1991 Ethiopia", 2023

The article focuses on the interaction between real estate development and housing demand in metropolitan areas of Ethiopia, particularly Addis Ababa. The period that interests us is that of post-1991 Ethiopia. The urban land rental system is highlighted, raising a critical issue regarding the inconsistency and unpredictability of access to land for housing development despite policy interventions. The housing situation in the metropolitan region of Ethiopia, especially Addis Ababa, is effectively illustrated by highlighting the growing demand for housing due to various factors including urbanization and impulsive relocations. https://www.qeios.com/read/PSW1WA/pdf

Real estate developments and the housing supply issue in Ethiopia - Case studies from Addis Ababa

Zede Journal, 2004

The production of builr up space in urban areas has been transforming from user-producer to a commodified form of production. Kesearch indicates that the manner of production is an indicator of the level of urbanisation of° a country/or a city. Real estate development is a specialised form of builtspace production for sale or rent. In this paper, the awhor has critically reviewed the manner of real estate form of housing development in Ethiopia and has tried to show whether or not the w~ it operates creates access to housing to the low-income group. The author argues that manner of land ownership and its allocation in Ethiopia play a pivotal role in making real estate-developed housing less accessible.

AFFORDABLE HOUSING: PRACTICES AND PROSPECTS OF HOUSE SUPPLY IN ADDIS ABABA, ETHIOPIA

The city of Addis Ababa is burdened with both political and socio-economic activities of the country. People are flooding from all over the nation for employment, education, business and other reasons. Providing affordable houses for the rapidly increasing demand has become a challenge. It is demanding a solution more than building houses in the city. Even building houses by itself has its own bottlenecks such as gaps in project management and financial access. The integrated housing development program has brought some important insights. It was successful to some extent of its objectives. However, it lags far behind from the soaring demand of Addis Ababa residents for affordable housing. If continues in the same way or worse, the program won’t be relevant anymore to benefit the poor and even the middle-income community members. The heavy burden of affordable housing provision can never be alleviated by whatever good done in the city. In contrary, the investment in the city is attracting more people and hence more demand, for the vicious circle to continue. Thus, all stakeholders need to assume their responsibility for robust, integrated and nationwide effort, so as to guide urbanization for its optimal benefit. This paper analyzes the practices and prospects of affordable housing in Addis Ababa, Ethiopia. At the end, it proposed recommendations that are drawn from the research findings.

Housing for the poor in Addis Ababa

Retrieved December, 2007

The stagnant nature of economic development and rapid population growth of most of the developing countries makes effective and efficient service delivery difficult for governments, to satisfy the need of their residents. Housing is one of the basic necessities for human survival; despite it remains for long period as a critical problem of most of the cities of developing countries. This is the main feature of Addis Ababa, which is the capital city of Ethiopia. Housing supply of the last 30-40 years could not cope to the fast raise need. In addition the government tenure system drives more than 40% of the housing stock to non-reparable and inhabitable state. The availability of basic infrastructural facilities and amenities is also very limited. The paper deals with analysing the existing shelter situation of the city to identify and analyse the main causes of housing problem so as to develop action plan to implement the proposed strategies, that are believed, enable to bring about a change in the situation and living standard of the low income families. Accordingly, in addition to the ongoing actions taken by the city Administration, increasing the availability of financial resource, and reducing construction cost by motivating beneficiaries to participate in financial and labour contribution are some of the proposals recommended by the paper. For the purpose of this paper the concept "Poor or Low Income Households" is used to refer to those households that can not be embraced in the ongoing housing development program that is executed by the city administration and private sector. Here particular attention is given to households who need assistance to fill the gap that could not be covered by their income so as to build their shelter.

Situational Analysis of Housing in the Greater Kumasi Sub-Region, Ghana

Prepared for the JICA Study Team as Part of the Comprehensive Urban Development Plan for Greater Kumasi Project

This report presents a situational analysis on housing for the Greater Kumasi Sub-Region (GKSR)—a newly designated functional region under Ghana’s new spatial planning system for the purposes of strategic spatial planning and sustainable growth management. The report was prepared to inform the formulation of the first Comprehensive Urban Development Plan for the Sub-region . The report has three main sections. Section one focuses on analysis of the housing situation in the GKSR based on statistical data released by the Ghana Statistical Services on official request by the project study team . Section two provides a description of the physical condition of housing in the Kumasi Metropolis based on seven main identifiable sectors of housing proposed by the author. The final section presents the findings of a short study conducted on the role of private real estate developers in housing supply within the GKSR.

The Right to Adequate Housing in Ethiopia: The Need to Regulate Private Rental Housing Sector

THE INTERNATIONAL JOURNAL OF BUSINESS & MANAGEMENT THE INTERNATIONAL JOURNAL OF BUSINESS & MANAGEMENT, 2018

Post 1991 the private rental-housing sector in Ethiopia was providing housing to the majority of tenants. However, the private rental housing market was unregulated. The left unregulated of the private rental market have resulted in socially undesirable consequences such as unreasonable rental price levels and eviction. In this paper, the writer argues that the private rental market should have to be regulated in order to provide decent and affordable rental accommodation for the poor and low-income households for the following reasons. First, due to their low and irregular income, these groups are not beneficiaries from the government subsidized homeownership schemes; second, public rental sector that can serve as “safety net” for these groups is not functioning efficiently and of slum standard because of deterioration, and lack of basic services. Consequently, the stock was found in state of unfit for living. Thirdly, a shortage of affordable rental accommodation, combined with an effect of inflation, justify the enactment of rent control law in the private rental-housing sector since it would be in the public interest.