Nairobi’s largest informal settlement, Kibera, is experiencing a significant transformation as part of the government’s affordable housing initiative. Construction of new apartment blocks and infrastructure improvements are underway, aiming to replace the existing corrugated iron dwellings with modern housing.
This redevelopment is part of President William Ruto’s broader affordable housing program targeting the delivery of 200,000 housing units annually. However, as of March 2026, only 8,367 units had been completed nationwide since the program began in 2022, falling short of the set targets.
Concerns Over Beneficiary Eligibility and Affordability
While the State Department for Housing and Urban Development has registered residents and issued Makao Bora cards, uncertainty remains about how these registrations will influence final unit allocation and whether the homes will be affordable for low-income residents.
Historically, redevelopment projects in informal settlements have resulted in improved living conditions but also led to displacement or social replacement, where original residents are priced out and replaced by wealthier households.
In Kibera, residents facing demolition express anxiety about their eligibility for new units and their ability to cover ongoing costs. The government’s compulsory housing levy finances the program, with contributions from formal and informal sector workers, but critics question its fairness and impact on vulnerable populations.
Complex Social Dynamics in Kibera
Kibera is more than a slum; it is a dense urban ecosystem serving as a labor reservoir, informal housing solution, and economic hub with diverse social groups including tenants, structure owners, absentee landlords, and local power brokers. Determining who qualifies as a legitimate beneficiary is complicated by this diversity.
Past upgrading efforts, such as the Kenya Slum Upgrading Programme, employed detailed verification processes but still faced legal challenges and community disputes. Similar contestations are expected in the current redevelopment.
Evictions and Economic Disruption
In April 2026, over 10,000 residents were given short notice to vacate areas slated for demolition, receiving relocation compensation that many deem inadequate. For many, moving disrupts access to schools, jobs, and social networks, threatening livelihoods that depend on the informal economy.
Social housing schemes often struggle because fixed rents and fees do not align with the irregular incomes of many residents, leading to arrears, subletting, or eventual return to informal settlements.
Defining Success in Kibera’s Redevelopment
Experts suggest that successful upgrading should include transparent resident registries, protection for long-term tenants, exclusion of absentee landlords from benefits, affordable rent, reserved commercial spaces for locals, and community-sensitive relocation plans. Continuous public monitoring post-allocation is also essential.
Ultimately, the true measure of success will be whether the original Kibera residents can afford to remain in the upgraded settlement and maintain their social and economic networks.
