The population of Gabon is estimated at 2.4 million in 2023⁹ for an area of more than 267 000 km2. The country is sparsely populated and forests cover 88% of its territory.¹⁰ Gabon’s share of the urban population is one of the highest on the continent, with 80% of urban dwellers. Most of the country’s population (59%) lives in the main cities of Libreville and Port-Gentil.¹¹ These cities are located on the western coastal border, which stretches along the Atlantic Ocean, where most of the country’s economic activities are concentrated. Gabon has a rich environment, many natural resources with vast fertile land, coastal resources and fisheries, but it is extremely vulnerable to the effects of climate change. Port-Gentil is located only four metres above sea level. As such, rising temperatures and sea levels could have a detrimental impact on urban infrastructure and further limit the amount of land available for affordable housing programmes.

Following the August 2023 coup, several institutions (U.S. Foreign Assistance Programme,African Union, etc.) suspended some agreements with Gabon.¹² In addition, although Gabon joined the Commonwealth in June 2022, its membership has been partially suspended pending the restoration1of democracy in the country.¹³ This decision follows political action post the general elections held in Gabon on 26 August 2023. Although Gabon has regularly held multiparty elections, President Ali Bongo Ondimba has maintained a strong political grip, having taken over from his father, Omar Bongo, when he died in 2009 after more than 40 years in power.¹⁴ After the announcement of Ali Bongo Ondimba’s re-election for a third term in the 2023 general elections, military officers seized power in a coup. They annulled the election results and dissolved state institutions, including the judiciary, parliament, and constitutional assembly. On 31 August 2023, General Brice Oligui Nguema was designated as the country’s transitional leader, until August 2025. A new constitution will then be adopted.¹⁵

Gabon is the fourth largest oil producer in Sub-Saharan Africa and its economic growth is largely based on the production of oil, timber and manganese.¹⁶ After an acceleration in growth during 2022, it slowed down by 0.7 points to 2.3% in 2023. In 2021, Gabon’s budget deficit was -1.6% of its Gross Domestic Product (GDP); it is one of the smallest deficits in the CEMAC zone¹⁷ In 2023, public debt was estimated at 57.4% of GDP.¹⁸ Greater efforts are needed to promote economic diversification.¹⁹ After moderate inflation of 1.1% in 2021, the political context has impacted economic activity and caused inflation to rise to 2.7%, and an even more marked jump for food inflation, estimated at 4.7%.²⁰

Finally, income inequality remains high in Gabon; 8.1% of the population lives in extreme poverty, and in 2017, 33.4% of the population was still living below the national poverty line.²¹ In 2018, 44% of the urban population lived in slums,²² and the unplanned nature of these slums, coupled with land insecurity, often led to land conflicts.²³

Gabon is part of the Central African Economic and Monetary Community (CEMAC), along with Cameroon, Chad, Central African Republic, Republic of Congo and Equatorial Guinea. Membership in the CEMAC is accompanied by a common regional currency and a set of institutions that promote economic and regional integration.²⁴ The banking sector is supervised at the regional level by the Bank of Central African States (BEAC) and the Central African Banking Commission (COBAC). These institutions, in collaboration with the national ministries of finance, are responsible for licensing new banks and regulating microfinance institutions.

In 2022, Gabon had seven banks in operation, 83 branches, and two financial institutions.²⁵ The microfinance sector is gradually developing with the registration of regulated microfinance institutions (MFIs), but as the sector is still  growing, access remains limited. In 2021, the CEMAC microfinance sector had 88 MFIs, including 18 in Gabon, compared to 348 in Cameroon and 62 in Chad. In  2020, the main MFIs are the African Micro-Project Finance (FINAM), the CEFEC, the Gabonese Microfinance (GAMIFI) and BGFI Bank’s Loxia.²⁶

During the second quarter of 2023, Gabon granted 3.45% of the CEMAC zone’s credits (87.36% for Cameroon). The supply of credit is concentrated in banks, which account for 99% of the total volume of bank financing.²⁷ The Overall Effective Rates (APR) increased by 7.39 points between the first and second quarters of 2023, to 18.29%. The average borrowing rate for individuals was 20.37%, an increase of about 1 point compared to the previous year,²⁸ as well as for the APR paid to SMEs, which rose to 14.09%. In 2023,²⁹ the Gabonese  banking system is dominated by four banks: BGFI Bank, the International Bank for Trade and Industry in Gabon (BICIG), the Gabonese Union of Banks (UGB) and CITIBANK.³⁰ The banking sector is not very competitive, and the  penetration of banks and insurance is relatively low in Gabon (as well as within the CEMAC zone).³¹ Improvements are possible for greater inclusion, especially with regard to the digitisation of payments.³²

In the second quarter of 2023, loans to individuals accounted for 19.8% of the overall supply of consumer loans, with short-term maturities (less than one year).[33] The difficulty of accessing long-term credit pushes households to take out consumer loans that they use to invest in their homes. In 2020, only the LOXIA bank (part of the BGFI Bank group) offered to finance self-construction through its “Express Credit”, for a maximum amount of CFA10 million (US$16 388) over a period of up to 48 months. It should be noted that there was a Gabonese Housing Bank (BHG), but in 2017 it went bankrupt, due to poor management, lack of performance and financial resources.[34] Created in 2009 to improve financial inclusion in Gabon, LOXIA supports small and medium-sized enterprises (SMEs), as well as individuals who have difficulty accessing traditional bank financing.[35]

Orabank Gabon offers real estate loans worth up to CFA100 million (US$164 000) over a maximum period of 15 years, with a rate of 7.75%, and a transferable ratio of 60%. This credit is eligible for signatories of Permanent Contracts (CDI) and under conditions for employees on Fixed-Term Contracts (CDD).³⁶ BGFI Bank also offers real estate financing through the “CreditFlex” product, which is a loan of up to CFA20 million (US$32 775) for a period of 48 months and at an interest rate of 13%. The “Autoflex Credit”, on the other hand, can amount to up to CFA50 million (US$81 939) and allows the customer to keep his savings (therefore without a deposit), by financing their project with an exceptional overdraft authorisation. This overdraft at an interest rate of 12% is repayable over a period of one year.³⁷ Many households struggle to access longterm financing due to the informal nature of their work.

The Gabonese authorities have developed a national financial inclusion strategy for the period 2022-2027.³⁸ In recent years, CEMAC countries have made significant progress in financial inclusion. Gabon has adopted several reforms to its civil and penal code in order to give women more rights in the home and at work, with a view to promoting gender equality.³⁹ These reforms have made it easier for women to open a bank account, obtain credit, and enjoy equal rights to real estate and administrative authority over property in marriage.⁴⁰

Housing finance is available, but most Gabonese households have little or no access to the mortgage market. Government subsidies to alleviate the problem of access to housing finance for low income households include specific affordable housing programmes run by public agencies. Despite these programmes, the expansion of mortgage credit has faced challenges, including weak regulations on mortgage enforcement.⁴¹

Rapid urbanisation, coupled with a lack of urban planning, has led to a significant housing deficit of between 260 000 and 300 000 units,⁴² mainly among middle and low income households.⁴³

The cheapest new house built by a developer or formal contractor in an urban area (with an area of 23 x 90 m2) costs CFA25.2 million (US$41 267). The monthly rent for a typical new home, built by a developer or formal contractor, is estimated at CFA200 000 (US$328).⁴⁴ The labour cost for the construction of such a house is CFA80 000/m2 (US$131/m2) and the total cost of construction is similar to the cost of purchasing from a formal developer.⁴⁵ The cost of building materials is one of the factors behind these prices, with the standard 50kg bag of cement costing CFA5 500 (US$9).⁴⁶ In 2023, corrugated steel sheets cost CFA7 000/m2 (US$11/m2),roof tiles sold47 for CFA18 000/m2 (US$29/m2)48 and it cost CFA15 000 (US$25) for one m2 of ceramic tiles.⁴⁹

In 2020, less than 30% of households owned property in urban areas, while less than 20% of households had the ability to access formal market housing.⁵⁰ Owner households are in the majority in rural areas, however, among poor households, ownership is often not formalised by an official title, which means that these households cannot use their housing as a guarantee to reduce their precariousness.⁵¹

In 2023, Gabon’s Guaranteed Interprofessional Minimum Wage (SMIG) is the highest in the CEMAC, at CFA150 000 (US$246) per month.⁵² However, the majority of workers are in the informal sector, in which the SMIG is not necessarily applied. Gabonese people work in the retail and agricultural sectors but do not benefit from any social protection programmess.⁵³ Financial accessibility to housing is compromised, with the unemployment and poverty rate, as well as informal activity, not allowing access to financial aid. In 2022, the unemployment rate was estimated at 22%, and 38% for young people.⁵⁴

On 18 January 2023, the Minister of Investment Promotion, Hugues Mbadinga Madiya, asked the World Bank’s Resident Representative in Gabon, Aissatou Diallo, for the bank’s technical and financial assistance for the establishment of a mortgage market in Gabon. This market should be implemented through the International Finance Corporation (IFC). This initiative should be in line with the Presidency’s objective of increasing housing affordability for low and middle income households on a large scale.

In 2020, more than one in two households did not have access to decent housing. The Government of Gabon is the main actor in the provision of housing.⁵⁵ Although some housing projects have also been carried out by the private sector and real estate developers, these actors remain minimally involved. Foreign and private developers often face obstacles in registering their properties and  obtaining building permits. There are three major players responsible for housing. Firstly, the Société Nationale Immobilière (SNI); at the same time a developer, manager and public real estate developer, it also has a directorate for social housing. Then, the Caisse des Dépôts et Consignations (CDC) which finances affordable housing, and finally the National Agency for Urban Planning, Topographical Works and Cadastre (ANUTTC), which manages land titles and reserves and participates in the regularisation of land titles, of which between 700 and 800 are issued on average per year.⁵⁶

More than two-thirds of homeowners in urban areas have resorted to  self construction. The SNI offers support for self-construction by making expertise and support for decent and structured housing accessible.⁵⁷ The Government has created an Office for Self-Construction Support (BAAC) to support households. The most common types of accommodation are bungalows and terraced houses, with around 1.2 rooms per dwelling. While roofing materials are generally of relatively high quality, such as concrete, tiles and aluminium sheets, in 2017 only 54% of the walls of homes in Libreville and Port-Gentil were made of cement blocks, sheet metal or sun-dried or kilnbaked bricks.⁵⁸ Urban areas are also well connected to the electricity grid, with Gabon being among the countries in Africa with the best rate of energy access. Indeed, in 2022, more than 93% of the population had access to electricity, including 98.5% of urban households and only 29% of rural households.⁵⁹ However, in terms of access to water, despite the country’s water potential, distribution remains partial; half of urban dwellers do not have access to drinking water and less than 40% in rural areas are served by this service.⁶⁰ In 2017, about 50% of urban households had traditional/unimproved latrines.⁶¹

In Gabon, the possession and ownership of property is accessible to all nationalities. Any foreigner may rent or acquire property in accordance with the law. The land tenure system is not adapted to precarious households; it favours elites and private transnational interests, which also enjoy the support of foreign governments.⁶⁵

The draft of the new Constitution will be submitted to a referendum in 2024. The planned changes are: the obligation for presidential candidates to be born to Gabonese born parents, the absence of a prime minister, the setting of the duration of a term of office at seven years renewable only once, the possibility for the President to dissolve Parliament and the possibility for Parliament to impeach the President in case of high treason.⁶⁶

The government’s Vision 2025 aims, among other things, to reorganise the institutional framework of the housing sector and to develop an Urban Planning Code to define new rules for land use planning and construction. Established on the basis of the 2011-2016 Strategic Guidelines, it also aims to strengthen the legal framework for construction and housing and to revise real estate taxation, among other measures.⁶⁷ Gabonese law does not distinguish between the rights of women and men, and provides for equal treatment in matters of matrimonial rights, property, nationality and inheritance. The right to administer matrimonial property is equal for men and women, as women no longer need their husbands’ permission.⁶⁸

Gabon, one of the most urbanised countries in Africa, is conducive to real estate investment. The country benefits from an ecosystem of players in the housing sector that seems to be well organised, with accessible information. However, Gabon’s private sector and real estate developers are not active enough in the territory. Recent political developments, and the transition taking place in the country, can trigger new dynamics in terms of financing affordable housing, particularly with the evolution of the Constitution.

The formal real estate market is not suitable for precarious households and self construction remains the main mode of access to housing in the country. Further reflection on financial assistance adapted to the capacities of households whose income comes from informal activity would make it possible to unblock the housing situation in the country. In addition, investing in the building and public works (BTP) sector would diversify the country’s productivity, in addition to creating jobs and building infrastructure.

The country’s natural resources (rubber, wood) can be an opportunity to diversify the Gabonese economy, to avoid the country being dependent on oil price fluctuations. In addition, Gabon could invest more in studies on the use of local materials, in order to reduce construction costs and, given its geographical position,may also be interested in investing in the transformation of its natural resources with a view to commercialising them.

The main institutions involved in the collection of data on housing and housing finance are the National Agency for Urban Planning, Topographical Works and Cadastre (ANUTTC);the Ministry of Housing and Urban Planning (MHU); the National Agency for Major Works (ANGT);the National Real Estate Company (SNI);the National Housing Fund (FNH);the Directorate General of Statistics,the National Statistical Office and the BEAC. Data produced by development finance institutions (including the World Bank) also provide relevant information. Nevertheless, direct contact with key stakeholders in the sector remains challenging

Société Nationale Immobilière (SNI):
www.sni-gabon.com/

Gabonese Development Bank (BGD):
www.bgd-gabon.com/

National Agency for Urban Planning,TopographicalWorks and the Land Registry:
www.anuttc.ga/

National Social Housing Company (SNLLS):
www.snlsgabon.com

Ministry of Housing and Urban Development:
http://www.habitat.gouv.ga/

Conservation of Land and Mortgages:
www.conservationfonciere.ga/

Bank of Central African States (BEAC):
https://www.beac.int/

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2. RFI (2024). Gabon: the draft of the new constitution submitted to the President of the Transition. 1 September 2024.
3. The New Gabon. (2024).The Shelter Development Bank is committed to supporting the SNI in the financing of 1000 housing units in Gabon. 14 June 2024.
4. TV + Africa. (2024). Gabon: let’s go for the futuristic city Libreville 2. 30 April 2024.
5. Digital News (2024). “Essassa MaTerre”: the SNI launches a regularization campaign. 3 August 2024.
6. See note 3.
7. Mondjo Mouega, M. (2024). Movingui project: the CDC receives the first batch of deforestation work.
8. Makemba, K. (2023). Gabon: SNI urged to review housing prices. 6 November 2023.The New Gabon.
9. World Bank. (2024). Gabon Overview. 28 March 2024. https://www.banquemondiale.org/fr/country/gabon/overview (Accessed 3 September 2024).
10. UNDP (2021). Gabon leads Africa in the preservation and conservation of forests. 26 July 2021. https://tinyurl.com/yvujmhbk (Accessed 3 September 2024).
11. World Bank. (2023).The World Bank in Gabon – An Overview. https://www.worldbank.org/en/country/gabon/overview  (Accessed 29 September 2023).
12. United States Department of State (2023). Foreign Assistance Programs and Events in Gabon..
13. The Commonwealth Secretariat (2023). Gabon partially suspended from the Commonwealth pending restoration of democracy. https://tinyurl.com/mrx7yyts (Accessed 28 September 2023).
14. Freedom House? (2023). Freedom in the World 2023. https://freedomhouse.org/country/gabon/freedomworld/2023 (Accessed28 September 2023).
15. See note 9.
16. See note 9.
17. BEAC (2022).Annual Report 2021. https://tinyurl.com/4a8pzjzf (Accessed 3 September 2024). Pg. 38.
18. See note 9.
19. World Bank (2023).A pro-poor approach to reforming fossil fuel subsidies  would help generate resources for Gabon’s goals of improving health, education and other essential services.
20. See note 9.
21. World Bank. (2020). Gabon, Poverty Assessment Report. March 2020. Pg. 11.
22. World Bank (2018). Population living in slums (% of urban population) – Gabon.
23. Dabany, J-R. (2021). Gabon counters chaotic urbanisation with drones. 27 September 2021.Africanews.
24. IMF (2006). Country Focus: CEMAC. Finance and Development. December 2006,Volume 43, Number 4.
25. BEAC (2022). Report on payment services in the CEMAC in 2022.
    https://www.imf.org/external/pubs/ft/fandd/2006/12/country.htm (Accessed 3 September 2024). Pg. 6.
26. World Bank (2020). Housing finance in Gabon, towards affordable housing for all. April 2020. https://tinyurl.com/mry6ypa6 Pg. 34.
27. BEAC. (2023). Evolution of lending rates charged by CEMAC credit institutions. Pg. 22.
28. See note 27. Pg. 9.
29. See note 27. Pg. 24.
30. See note 35
31. Bertelsmann Stiftung, BTI (2022). Country Report — Gabon. Gütersloh. https://tinyurl.com/yzkxn88x
    (Accessed 1 October 2023). Pg 17.
32. Oxford Business Group. (2023). Henri-Claude Oyima CEO, BGFI Bank Group. https://oxfordbusinessgroup.com/articles-interviews/henri-claude-oyima-ceo-bgfibank-group-economicviewpoint (Accessed 30 September 2023).
33. See note 27. Pgs. 22-23.
34. See note 26. Pg. 34.
35. Boussoughou, C. (2023)The BGFI Bank Group announces the “death” of its subsidiary Loxia SA. 10 August 2023. https://gabonactu.com/le-groupe-bgfibank-annonce-la-mort-de-sa-filiale-loxia-sa/ (Accessed 1 October 2023).
36. Orabank Gabon. (2023). Real estate loan. https://www.orabank.net/fr/filiale/gabon/particulier/offres/credits-etfacilites/credit-immobilier (Accessed 21 October 2023).
37. BGFI Bank. (2023). Financing formulas for all your projects. https://bgfibankgabon.bgfi.com/particuliers/pretpersonnels/ (Accessed 1 October 2023).
38. IMF. (2020). Gabon: Request for Purchase under the Rapid Financing Instrument. Press Release, Staff Report, and Statement by the Executive Director for Gabon. IMF Country Report N0. 20/267.August 2020. Pg. 21.
39. World Bank. (2022). Gabon: Women and men to share more rights and responsibilities. Feature Story. 11 May 2022.
40. World Bank (2022).Women, Business, and the Law 2022. International Bank for Reconstruction and Development. Pg. 18.
41. IMF. (2020). Gabon: Request for Purchase under the Rapid Financing Instrument. Press Release, Staff Report, and Statement by the Executive Director for Gabon. IMF Country Report N0. 20/267.August 2020.
42. See note 26. Pg. 14.
43.  Oxford Business Group. Gabon’s government prioritises closing the housing deficit. https://oxfordbusinessgroup.com/overview/under-pressure-closing-housing-gap-remains-priority-government
    (Accessed 1 October 2023).
44. Interview with Corine Vierin, founder and director of SCI Global Sejour, conducted on 29 September 2023
45. Ibid.
46. Cim Gabon.
47. SOFERGA, Gabon. (2023). http://www.delta-technologie.com/ (Accessed 1 October 2023).
48. Batiplus Libreville. (2023). https://www.groupebatimat.com/batiplus-libreville (Accessed 1 October 2023).
49. Batiplus Libreville. (2023). https://www.groupebatimat.com/batiplus-libreville (Accessed 1 October 2023).
50. See note 26. Pg. 15.
51. World Bank (2020). Gabon Poverty Assessment. March 2020. Pg. 72.
52. Marvine Nze,A. (2024). CEMAC: Gabon, country with the highest minimum wage in 2023. 20 July 2024. Gabon MediaTime.
53. United States Department of State. (2022). Gabon 2022 Human Rights Report. https://www.state.gov/wpcontent/uploads/2023/03/415610_GABON-2022-HUMAN-RIGHTS-REPORT.pdf (Accessed 28 September 2023). Pgs. 23-24.
54. World Bank. (2022). Job creation and the promotion of resilience at the heart of the World Bank Group’s new Country Partnership Framework for Gabon. 22 November 2022.
55. See note 26. Pg 14.
56. See note 26. Pgs. 17-22.
57. SNI. Office of support for self-construction. https://www.sni-gabon.com/offres/9-bureau-daccompagnement-alauto-construction (Accessed 3 September 2024).
58. See note 51. Pg. 72.
59. World Bank. Access to electricity, rural areas (% of urban population, Sub-Saharan Africa Gabon.
60. Afrik21 (2024). Gabon: France’s SUEZ and PAM sign up to revitalize water distribution. 28 March 2024.
61. See note 51. Pg. 73.
62. Wily, L.A. (2012). Land Rights in Gabon: Facing up to the past – and the present. FERN. June 2012. https://www.fern.org/fileadmin/uploads/fern/Documents/Gabon%20summary.pdf (Accessed 1 October 2023).
63. World Bank (2020). Housing Finance in the CEMAC Region: Current Status, Opportunities, and a Way Forward for Affordable Housing. Washington: https://openknowledge.worldbank.org/handle/10986/33835
    (Accessed 1 October 2023) Pg. 15.
64. See note 26. Pg. 17.
65. Bertelsmann Stiftung, BTI (2022). Country Report — Gabon. Gütersloh. https://btiproject.org/fileadmin/api/content/en/downloads/reports/country_report_2022_GAB.pdf (Accessed 1 October 2023). Pg. 19.
66. See note 2.
67. Gabonese Republic. (2012). Strategic Plan for Emerging Gabon, Vision 2025 and Strategic Orientation 2011- 2016. July 2012. https://faolex.fao.org/docs/pdf/gab149803.pdf (Accessed 4 September 2024). Pg. 133-136.
68. See note 53. Pg. 15.
69. Gabonactu. (2024). Bikélé social housing: Oligui Nguéma inspects the construction site. 13 January 2024. https://gabonactu.com/blog/2024/01/13/logements-sociaux-de-bikele-oligui-nguema-inspecte-le-chantier/ (Accessed 4 September 2024).
70. Ntoutoume, L. (2024). Ordeal of social housing holders in Bikele:A cry of alarm in the face of the inaction of the authorities. 2 February 2024. Gabon Review. https://www.gabonreview.com/calvaire-des-reservataires-delogements-sociaux-a-bikele-un-cri-dalarme-face-a-linaction-des-autorites/ (Accessed 4 September 2024). Bitoli,V. (2024). Housing: Oligui Nguema is committed to building 1900 social housing units for civil servants. 30 August 2024.Top News Gabon. https://topinfosgabon.com/articles/habitat-oligui-nguema-s-engage-aconstruire-1900-logements-sociaux-pour-les-fonctionnaires (Accessed 4 September 2024)