Housing is a constitutional right in Burkina Faso. The housing deficit, estimated at 400 000 units, is significant and the solutions implemented so far do not fulfil the need.⁸ The housing sector is characterised by largely informal housing production and persistent land insecurity, constituting a major obstacle to the development of housing financing mechanisms.

At the national level, the state created the Banque de l’Habitat du Burkina Faso (BHBF) in 2005,to support service providers and companies in financing housing development. Particularly, the BHBF aimed to facilitate access to housing finance for middle and low income households. It is funded by the government (30%), international institutions (25.3%) and other private institutions (44.7%).⁹ In 2013, a new product called “Lafia Auto-Construction Loan (PAC)” was created, offering borrowers with a home savings account the opportunity to buy land or build a home. In October 2018, BHBF was renamed International Business Bank (IB Bank). Similarly, the state created the Social Housing Fund (FOLOS) in 2005. The financial assistance disbursed for housing loans throughout 2009/18 led to an interest rate reduction (5% instead of 7%) for home buyers.¹⁰ Also, a strategic plan for the financing of social housing was drawn up in 2011.

In 2022, 20 commercial banks offered mortgages to their customers.¹¹ These grant real estate loans with interest rates ranging from 7% to 11% with a maximum term of 10 years.¹² Microfinance institutions, numbering 134 at the end of 2022, play an essential role in housing financing, especially for informal sector actors.¹³ The total volume of outstanding credit in 2020 was estimated at CFA30.7 billion (US$50.3 million) for all banks compared to CFA33 billion (US$54 million) for the Network of Caisses Populaires of Burkina Faso (RCPB) alone, the latter remains the main leader in the financing of housing construction.¹⁴

At the regional level, the Central Bank of West African States (BCEAO) offers refinancing to banks and decentralised financial services. As for the Regional Mortgage Refinancing Fund (CRRH), its actions remain limited by the shortcomings of the national land management systems. Thus, few banks in Burkina Faso have used its available mortgage refinancing.

Private developers are mobilising their equity and off-plan sales to finance housing projects, due to the difficulties of accessing conventional financing.¹⁵ In response, the West African Economic and Monetary Union (WAEMU) is trying to provide a solution through the Technical Assistance Project for the Financing of Affordable Housing at a cost of CFA79.3 billion (US$130 million).¹⁶

In Burkina Faso, the financial inclusion rate increased from 14% in 2014 to 43% to 70.9% in 2019.¹⁷ The total financial inclusion index was estimated at 0.63 in 2021.¹⁸ In 2017, only 51% of men and 34% of women had a bank account.¹⁹ Regarding formal savings and formal borrowing, there is almost no difference between men (12.5% and 9.3% respectively) and women (12% and 9.4% respectively). However, differences can be observed for informal savings and borrowing: 31% of women who save do so in the informal sector compared to 24% for men and 37% of women who borrow do so in the informal sector compared to 33% for men.²⁰

An indication of demand can be deduced from the number of applications for the relay-cities programme and the National Society for the Development of Urban Land (SONATUR). For relay-cities, 15 243 plots were cleared for a total of 58 177 applications.²¹ In 2023, 1 544 910 subscribers were registered for only 1 283 plots produced by SONATUR.²² Between 2006 and 2019, the deficit of plots for residential use doubled, from 153 965 to 395 409.²³ In 2019, this deficit was estimated at 197 384 in Ouagadougou and 82 950 in Bobo-Dioulasso.²⁴

At the national level, 83% of housing occupants are owners, 10% are in simple rental and rental purchases represent only 0.7%.²⁵ In urban areas, 63.3% are homeowners, 26.2% are rent-to-own, 8.2% of households are housed free of charge and 1.2% are rent-to-own.²⁶

Unemployment is high in Burkina Faso, with a rate of 7.1%.²⁷ Women are more affected by unemployment (8.8% of women of working age) than men (5.6%). Unemployment is twice as high in urban areas (10%) as in rural areas (5.1%).²⁸ Nationally, more than 40% of the population is below the poverty line.²⁹ In addition, more than 70% of the urban labour force works in the informal sector and therefore has no access to formal housing financing.³⁰

The prices of land developed in Ouagadougou by SONATUR vary between CFA25 000/m2 and CFA50 000/m2 (US$41 and US$82).³¹ Between 2007 and 2017, the state produced only about 5 000 housing units.³³ Between October 2023 and August 2024, as part of the National Housing Construction Program (PNCL), 226 housing units (mostly two bedrooms; living room; kitchen; internal toilets) were built. The lowest cost of these housing units is CFA7 500 000 (US$12 294) with a built-up area of 56/m2 on a plot of land with a minimum size of 204/m2.³⁴

With an average monthly salary of CFA95 000 (US$156)³⁵ and the maximum monthly loan-to-income ratio for residential mortgages of 30% of salary, it takes more than 20 years to repay a loan to buy the cheapest home. As the formal conditions for access to finance are not accessible to all, household savings are the main source of financing for their homes.

The average annual consumption per household is estimated at nearly CFA2 000 000 (US$3 279). This consumption ranges from CFA1 500 000 (US$2 459) for households in the informal sector to CFA2 800 000 (US$4 590) for those in the formal private sector. The average annual consumption per person is CFA313 000 (US$513). Food, housing and transport account for two-thirds of household spending, with little left to be spent on housing.³⁶

Self-construction has always been the main means of access to housing for the Burkinabe population. But as housing is a constitutional right,state-funded housing programmes began as early as the 1960s. Between 1960 and 1983, the first housing estate called the “civil servants’ camp” was built, consisting of 48 dwellings.³⁷ Between 1984 and 1990, projects such as the housing estate of 1 200 housing units, which replaced the central undeveloped district of Zogona, were built. Subsequently, the cities AN II,AN III,AN IV A, and AN IV B were built, as well as “Song Taaba” cities. This was alongside the project promoting the use of local materials (LOCOMAT) as well as the “Cities of August 4” which have been established in 23 provinces. All these operations total 2 561 villas and 108 apartments.³⁸

From 1991, private real estate development appeared with the creation of the company AZIMO in 1997 which built 205 housing units in Ouaga 2000 and 365 housing units in Ouagadougou. These cost between CFA6.5 million and CFA12 million (US$10 655 and US$19 671).³⁹ In 2008, the state launched the 10 000 housing programme, which built 4 572 housing units between 2008 and 2016, 75% of which were 3 431 housing units in Ouagadougou.⁴⁰ However, most of these dwellings were unaffordable for most households.

In order to support self-construction in urban areas, the Social Housing Fund (FOLOS) was set up for the period 2009-2018. However, it had low buy-in and was only able to assist some 200 projects in 2014. The establishment and support of public-private partnerships began in 2010. This action has made it possible to produce 646 low-cost housing units and 936 social housing units in five years.⁴¹

Between 2015 and 2018,the number of households with access to decent housing increased by 8 650.⁴² The built-up area of the dwellings built under the PNCL generally varied between 56m2 and 68m2 on a plot of land with a minimum size of 204m2 in accordance with the legislation. Implemented between 2017 and 2022, the 40 000 housing programme has experienced a poor performance, resulting in the construction of 7 227 housing units.⁴³ In total the Ministry of Urban Planning has, since its creation, built 11 782 housing units between 2007 and 2022.⁴⁴

In 2018, the Burkinabè Housing Cooperative (CBH) produced 140 housing units at a unit cost of CFA7 500 000 (US$12 294), of which 52% of the beneficiaries were women.⁴⁵ In addition, a new program called “Burkina Faso Deenw Ka Soow” has been developed to cover the period 2024/28. It provides for the construction of 50 000 housing units, including 39 904 social housing units and 10 096 economic housing units. ⁴⁶ In July 2024, the government launched a special operation to build 1 000 homes in four regions for returned, integrated or resettled internally displaced persons and other vulnerable people.⁴⁷

In terms of building materials, banco, the most common material in the country, is used in the construction of 53.4% of the country’s homes.⁴⁸ However, in urban areas, only 20.4% of walls are made of bricks; 21% are built of semi-hard and 57% are made of solid blocks (breeze blocks). As for the roofs, 94% are built of sheet metal and 3.6% of concrete.⁴⁹

Increasing urbanisation is driving a strong demand for housing. The real estate sector is governed by the new Law No. 008-2023/ALT of June 20 2023. The production of urban space is marked by the implementation of urban development projects, relay-city operations, the creation in 1997 of SONATUR and the action of local authorities, private real estate developers and individuals. The number of plots produced in urban areas increased from 761 113 in 2006 to 902 096 in 2019.^{50, 51}

There are three types of titles of occupation of urban land: the urban residence permit (PUH), the exploitation permit and the land title. The number of plots available in Burkina Faso is estimated at 1 526 058.⁵² However, the formalisation of land tenure rights remains low at 30.86% for HLPs and 2.21% for land titles.⁵³ The low proportion of land titles is explained by the complexity of the procedure and the cost of obtaining it. The processing time to individualise a plot of land is 14 working days.⁵⁴ As for the HUL, its processing time is six working days. To improve the efficiency of the land title system, a land registry digitisation operation began in 2022.

The Agrarian and Land Reform (RAF) specifies that urban and rural land in the national land domain is allocated to natural persons, without distinction of gender.⁵⁵ In 2016, with a total of 4 600 compared to 1 009,⁵⁶ the number of women beneficiaries of PUH by allocation exceeded that of men. Similarly, in the same year, the number of women receiving PUH by transfer, which was 3 710, was higher than that of men at 1 305.⁵⁷ As for the allocation of land titles, there were considerable differences between men and women during the 2012/19 period. Indeed, the number of women with land titles has remained low throughout this period while that of men has grown considerably, particularly between 2016 and 2018 with a peak of 858 in 2018.⁵⁸ In addition, it should be noted that the proportion of women employed (27%) in the building and public works (BTP) sector and real estate is slightly higher than the national average (25.4%).⁵⁹

At the organisational level, there is the National Union of Real Estate Developers of Burkina Faso (UNAPIB) and the Association of Real Estate Developers of Burkina Faso (APIB). In 2019, about 268 real estate companies were licensed⁶⁰ and 82 were members of the APIB.⁶¹

In Burkina Faso, the governance of the housing sector is articulated not only around a certain number of legal texts but also around institutional actors. The most significant are the Constitution of 2 June 1991, Law No. 034-2012/AN of 2 July 2012 on agrarian and land reorganisation (RAF) and its implementing decree, Law No. 017-2006/AN of 18 May 2006 on the Urban Planning and Construction Code and Law No. 034-2009/AN of 16 June 2009 on rural land tenure. Also, a distinction is made between Law No. 055-2004/AN of 21 December 2004 on the General Code of Local Authorities, Law No. 023-2010/AN of 11 May 2010 on the status of the co-ownership of built buildings and Law No. 103-2015/CNT of December 2015 on private residential leases in Burkina Faso.

In addition, there is Law No. 009-2018/AN of 3 May 2018 on expropriation for reasons of public utility and compensation of persons affected by the development of projects of public utility and general interest and Law No. 008-2023/ALT of 20 June 2023 on real estate development in Burkina Faso. It is also worth adding Decree No. 2007-0050/MHU/MEF defining and characterising social housing, Decree No. 2009-219/PRES/PM/MHU of 16 April 2009 determining the characteristics of decent housing and Decree No. 2009- 220/PRES/PM/MHU/MEF/MASSN/MATD/MCPEA of 16 April 2009 on the conditions of access to social housing. Concerning the rental market, we find Law No. 103-2015/CNT of 22 December 2015 on private residential leases in Burkina Faso and Decree No. 2011-120/PRES/PM/MEFMATD/MJ on the model regulations for co-ownership. As for housing financing, we mainly note Order No. 2008- 028/MEF/SG/DGI on the conditions for the application of Article 16 of Law No. 033-2007/AN of 6 December 2007 on the Finance Law for the implementation of the State budget, 2008 management, relating to the exemption from value added tax due on interest on real estate loans.

In addition, there is a national housing policy implemented through a few tools such as the National Sustainable Development Policy (PNDD), the PNCL specifications and the National Housing and Urban Development Strategy 2021- 2025. However, there is no specific legislation on the rental or hire-purchase of real estate.

At the institutional level, the Ministry of Urban Planning, Land Affairs and Housing (MUAFH) remains the main actor. The implementation of the MUAFH’s actions is mainly carried out by its central structures, including the General Directorate of Architecture, Housing and Construction (DGAHC), the General Directorate of Urban Planning, Servicing and Topography (DGUVT), the General Directorate of the Control of Development and Construction Operations (DGC-OAC) and the Permanent Secretariat of the National Housing Policy (SP/PNL). In addition to these, there are the decentralised structures, then the attached structures, including SONATUR, the Centre de Gestion des Cités (CEGECI) and the Agency for Advice and Delegated Project Management (ACOMOD).

Housing is a socio-cultural factor of social integration and success and remains an absolute priority for Burkinabe households. The new “Burkina Faso Deenw Ka Soow” programme, which plans to build 50 000 housing units, is an opportunity for housing and real estate sector players. In fact, real estate developers will be involved in the financing and production of housing for the construction of 6 202 social housing units and 1 462 economic housing units.⁶² They will benefit from exemptions and advantages granted by the state for the construction of these dwellings.

Financial and banking institutions under the new NCCP will be responsible for financing housing supply and demand. Urban planning, surveying, architecture and building engineering design offices will be involved in the development of the sites, the design of the architectural plans and the quality control of the housing, while the construction companies will work on the construction of the works. The Social Housing Cooperatives will be responsible for producing 350 social housing units exclusively for their members.⁶³ These housing units will be built in 61 localities, mainly in all 49 cities of the country, with the innovation of the construction of collective housing and high-rise residential buildings.⁶⁴

This housing market is valued at about 75 000 housing units per year until at least 2030, representing a value of about CFA1 000 billion (US$1.6 billion).⁶⁵ Despite the high demand for housing, developers are unable to meet the demand. A few private developers are considering other models of home ownership,such as rentto-own: this represents a real opportunity. Finally, nearly 50% of households in Ouagadougou and 46.5% in Bobo Dioulasso said they wanted to change housing.⁶⁶

In Saaba, located east of the city of Ouagadougou, the real estate company Abdoul Services International has built a modern and secure eco-city called “city of the new generation” with nearly CFA4 billion (US$6.5 million). Intended to accommodate 60 households instead of 16 or 17 as in most cities, it is built on one hectare and includes a building on three levels comprising 27 apartments of type F2, F3, F4 and F5 whose units cost between CFA50 and CFA90 million (US$81 963 and US$147 534).

On the ground floor, there are shops.⁶⁷ The city also includes detached villas of type F3, F4 and F5 which cost CFA60 million (US$98 356), CFA80 million (US$131 142) and CFA90 million (US$147 534) respectively.⁶⁸ Each F3 detached villa has two bedrooms with an internal shower, a living room, an internal kitchen, a store, a terrace, an outdoor toilet and a garden. The F4 consists of three bedrooms each with an internal shower, a living room, an internal kitchen, a dressing room, a store, a terrace and a garden. As for the F3 apartments, they consist of two bedrooms each with an internal shower, an external toilet, a dressing room, an internal kitchen, a shop, a terrace and two balconies.

Finally, there are community facilities including a nursery, a garden, a basketball court, a car park and a water tower. In addition, there are places for a pharmacy, food and other social services. In order to facilitate the acquisition of these homes, the real estate company has provided for lease-purchases. Thus, partnerships have been established with banks that have committed to granting loans of 5 to 15 years.⁶⁹

Among the sources of the data is the statistical yearbook produced annually by the Directorate General of Statistical and Sectoral Studies (DGESS) of the MUAFH, as well as the Ministry of Economy and Finance through its General Directorate of Taxes (DGI) and the Land Registry Directorate and the Directorate of State and Land Affairs (DADF). In addition, the National Institute of Statistics and Demography (INSD), through its General Population and Housing Censuses (RGPH) and its surveys on household living conditions, produces data that is essential for the analysis of the sector.

However, at the national level, many gaps remain in the system for producing and disseminating data on housing finance. This situation limits the ability to adequately monitor the achievements and developments of the sector. The data available are often general and not specific to housing. In addition, they are produced late, are not regularly updated, and their dissemination remains limited.

At the sub-regional and international levels, the World Bank’s Doing Business report and the BCEAO’s annual reports also contain indicators on the real estate market. Also, some private developers as well as banking institutions and development partners produce data useful for the diagnosis of the sector. In addition,WAEMU aims to provide this data in all its member states with the support of the United Nations Human Settlements Programme (UN-Habitat) and the World Bank through the establishment of a Habitat Center of Excellence (CEH).

Abdul International Service: https://abdoul-services-international.com/
Association of Professional Banks and Financial Institutions of Burkina Faso: https://www.apbef-bf.org/
Associations of Real Estate Developers of Burkina Faso (APIB): https://apib-burkina.com/
Central Bank of West African States (BCEAO) in Burkina Faso: https://www.bceao.int/fr/etats-membres/burkina
Centre de Gestion des Cités (CEGECI): https://www.cegeci.bf/

1. World Bank (2023). Database: Population – Burkina Faso.
2. World Bank (2023). Database: Population Growth – Burkina Faso.
3. Presidency of Faso. (2016). National Economic and Social Development Plan 2016-2020. http://cns.bf/IMG/pdf/pndes_2016-2020-4.pdf (Accessed 25 August 2024). Pg. iv.
4. World Bank. (2024). Note on the Economic Situation of Burkina Faso (April 2024) – Special Chapter: Maintaining the Momentum of Social Assistance Reform. https://tinyurl.com/4bn5w7nv (Accessed 10 August 2024). Pg. 7.
5. See footnote 4. Pg. 16.
6. See footnote 4. Pg. 18.
7. World Bank (2023). Urban population growth (annual %).
8. KERE Avocats/Agence Perspective/LUMEN Consulting group (2021). Diagnostic Report and Recommendations of the Support-Advisory Mission for Urban Development Operations in the Urban Pole of Bassinko in Burkina Faso. Unpublished. Pg. 15-16.
9. See footnote 8. Pg. 17.
10.  See footnote 8. Pg. 70.
11. BCEAO. (2023). Report on the Conditions of Banks in WAEMU 2022. https://tinyurl.com/2xn73kec (Accessed 14 – August 2023)
12. International Business Bank (2021).
13. Centre of Excellence for Habitat CEH. (2024). Country Report on Housing and Urban Development in Burkina Faso. Pg.73. Unpublished.
14. International Finance Corporation IFC. (2023). Study and analysis of housing market trends in Ouagadougou and Bobo Dioulasso. Unpublished. Pg. 45.
15. Ibid.
16. WAEMU. (2020).The Universities of Housing, 2020. https://tinyurl.com/yfm6z4jj (Accessed 20 September 2024). Pg. 4.
17. UEMOA (2020).Annual report on the situation of financial inclusion in the WAEMU for the year 2019. https://tinyurl.com/344b624w (Accessed 2 September 2022). Pg. 16.
18. Ministry of the Economy, Finance and Foresight. (2021). Financial Inclusion Scoreboard 2021. https://tinyurl.com/4ppvrz6z (Accessed 30 August 2023) Pg. 28.
19. Nikiema, P. R., Bado, B. (2020).Analysis of the socio-economic determinants of financial inclusion in Burkina Faso. Pg. 15.
20. Ibid. Pg. 21.
21. Centre of Excellence for Habitat (CEH). (2024). Country Report on Housing and Urban Development in Burkina Faso. Unpublished. Pg. 47.
22. Ibid. Pg. 48.
23. See footnote 21. Pg. 46.
24. See footnote 21. Pg. 46.
25. INSD (2022). Fifth General Population and Housing Census of Burkina Faso – Summary of Final Results.
    https://www.insd.bf/fr/file-download/download/public/2071 (Accessed 27 July 2024). Pg. 1.
26. See footnote 25. Pg. 106.
27. See footnote 25. Pg. 13.
28. See footnote 25. Pg. 93.
29. World Bank. (2022). Burkina Faso – Overview. https://www.banquemondiale.org/fr/country/burkinafaso/overview#1 (Accessed 1 August 2024).
30. See footnote 25. Pg. 93.
31. Ministry of Urban Planning, Land Affairs and Housing. (2022). Statistical Yearbook 2020 of Urban Planning, Land Affairs and Housing. https://tinyurl.com/3bfua2aj (Accessed 25 August 2024) Pg. 97.
32. Guigma, L. (2019).The “Marteau”, a hard blow on the homogenization of Ouagadougou’s neighbourhoods. https://tinyurl.com/yhmrvvx9 (Accessed 15 July 2024). Pg. 5.
33. Interview with Mr. ZONGO, National Housing Construction Program (PNCL) of the Ministry of Urban Planning, Land Affairs and Housing, 7 August 2024, Ouagadougou, Burkina Faso.
34. Ibid.
35. How much does it cost. (2022).Average salary in Burkina Faso in 2022.
36. INSD. (2007). Summary of consumption and the role of the informal sector in meeting household needs in the Ouagadougou metropolitan area. Pg. 1-2.
37. See footnote 8. Pg. 16.
38. See footnote 8. Pg. 17.
39. See footnote 8. Pg. 18.
40. See footnote 21. Pg. 63.
41. Centre for Affordable Housing Finance in Africa CAHF. (2023). 2023 Yearbook of Housing Finance in Africa. Pg. 73.
42. First Ministry. (2020). Independent Mid-Term Evaluation of the Implementation of the National Economic and Social Development Plan – Interim Report. https://tinyurl.com/293nn43z Pg. 90.
43. Ministry of Urban Planning, Land Affairs and Housing, MUAFH. (2022). National Housing Construction Program Completion Report. Pg. 6. Unpublished.
44. See footnote 14. Pg. 9.
45. Serge,T. (2018). Disputed construction sites in the city of Bassinko:The Burkinabè Housing Cooperative explains. 19 February 2018. Lefaso. https://lefaso.net/spip.php?article82013 (Accessed 28 September 2021).
46. Ministry of Urban Planning, Land Affairs and Housing MUAFH. (2023). Burkina Faso Deenw Ka Soow Program. Pg. 7. Unpublished.
47. Ministry of the Economy, Finance and Forward Planning. (2024). Improving the living conditions of internally displaced persons and other vulnerable persons. 15 July 2024.
48. See footnote 25. Pg. 107.
49. Ibid.
50. See footnote 21. Pg. 41 and 42.
51. See footnote 31. Pg. 97.
52. See footnote 21. Pg. 37.
53. See footnote 21. Pg. 36 and 37.
54. See footnote 45. Pg. 74
55. Dao, B. (2019).Women and access to land, a real challenge in Burkina Faso. 15 June 2019. E-change.
56. See footnote 21. Pg. 38.
57. See footnote 21. Pg. 38.
58. See footnote 21. Pg. 37.
59. INSD (2019). Main results of theVIIth Industrial and Commercial Census of Burkina Faso RICVII. Pg. 2.
60. Aimé Kobo, N. (2019). Real estate development in Burkina Faso: Illegal sales of plots by private developers. 1 October 2019. ReporterBF.
61. Tianhoun, F. (2020). Real estate companies. 20 July 2020. Lepays. https://lepays.bf/societes-immobilieres/ (Accessed 19 September 2022).
62. See footnote 46. Pg. 26.
63. See footnote 46. Pg. 26.
64. See footnote 46. Pg. 46.
65. Centre for Studies, Research andTraining for Economic and Social Development. (2021). Housing Finance in Burkina Faso. 16 March 2021. https://cerfodes.org/financement-du-logement-au-burkina-faso/ (Accessed 8 August 2023).
66. See footnote 14. Pg. 42.
67. Bassolé, F. (2023). Real estate development:Abdoul Service international invests nearly 4 billion francs in the “city of the new generation”. 12 February 2023. Lefaso. https://lefaso.net/spip.php?article119416 (Accessed 2 September 2023).
68. Abdoul Service International. (2023). City of the New Generation. https://abdoul-servicesinternational.com/destination/saaba-borgo/ (Accessed 7 August 2024).
69. Franck Michaël, K. (2023). Real estate development: Soon the inauguration in Saaba of the “City of the new generation” of the company Abdoul Service international. 11 February 2023. Minute.