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# Apartment Investment in Kigali: Is It Worth It?

By Kigali Yacu Property Research Team · Published 21 September 2023 ·Updated 21 September 2023 · 4 min read

Apartment investment in Kigali can be genuinely worthwhile, particularly in neighbourhoods with strong expatriate and NGO tenant demand, but the return depends heavily on the specific building's management quality and service charge structure — factors easy to overlook when comparing units primarily on purchase price and location.

## Why apartments appeal to investors

Apartments generally require less hands-on maintenance than a standalone house, since building-level upkeep (roofing, common areas, sometimes security) is handled collectively rather than falling entirely on the individual owner. This makes apartments attractive to investors, particularly diaspora investors, who want rental income without extensive personal involvement in property upkeep.

## Apartments and diaspora ownership patterns

A meaningful share of Kigali's apartment stock, particularly in newer developments, is owned by diaspora investors who purchased specifically for rental income rather than personal use. This pattern has helped establish a genuine, liquid resale market for well-located apartments, which benefits future buyers and sellers alike through more comparable transaction data than a thinner, less-traded property category would offer.

## Where apartment demand concentrates

Kacyiru, Kimihurura and Nyarutarama host the bulk of Kigali's apartment-focused rental demand, driven by expatriate, diplomatic and NGO tenants who often prefer apartment living for its security infrastructure and lower personal maintenance burden. See real estate in Kacyiru and real estate in Kimihurura for neighbourhood-specific detail.

## The building management factor

Two otherwise comparable apartments in different buildings can produce meaningfully different investment returns based entirely on management quality — a well-managed building with transparent finances, reasonable service charges, and consistent maintenance holds tenant satisfaction and resale value better than a poorly managed equivalent. Ask specifically about a building's management track record before purchasing, not just its physical amenities and current condition.

## Off-plan versus existing apartment investment

Factor | Off-plan | Existing unit
--- | --- | ---
Entry price | Sometimes lower pre-completion | Reflects current market value
Risk | Construction and delivery-timeline risk | Title and building-condition risk
Immediate income | None until completion | Available immediately if tenanted
Customisation | Sometimes possible pre-completion | Not applicable

See off-plan property buying for evaluating a pre-completion purchase specifically.

## Calculating realistic apartment ROI

Factor in service charges alongside the standard expense categories — maintenance, vacancy, management — when calculating your net yield, since these are a recurring cost specific to apartment ownership that a house investment doesn't carry in the same way. See how to calculate rental property ROI in Rwanda for the full formula.

## Apartment size and configuration considerations

Smaller 1-bedroom units, like those in our current Kacyiru development, often see strong demand from individual professionals and can offer efficient entry-level investment exposure. Larger units and penthouses suit families or higher-budget tenants, typically at a higher purchase price but potentially stronger absolute rent.

## How to evaluate a building you haven't visited in person

For remote investors, evaluating a building's management quality without an in-person visit means relying more heavily on documentation — request the building's service charge history, any minutes from owner or management meetings if available, and direct references from current unit owners rather than only the developer's own marketing materials.

## Risks specific to apartment investment

Beyond standard property risks, apartment investors should weigh building-level risk (poor management, unexpected large service charges for major repairs) and, for off-plan purchases, developer delivery risk. These are distinct from the risks a standalone house or land investment carries, and worth evaluating specifically rather than assuming apartment investment is automatically lower-risk simply because it's lower-maintenance.

## Is it worth it for you specifically?

Apartment investment tends to suit investors prioritising lower personal management involvement and strong, defensible rental demand over the higher space and land-value exposure a house offers. Compare directly against house or apartment: which is better to buy in Kigali for the fuller trade-off.

## Exit strategy considerations for apartment investors

Think about your eventual exit before you buy — a unit in a building with strong, transparent management and a track record of steady resale demand will generally be easier to sell later than one in a building with an uncertain management history, even if both look similar at purchase. Building this consideration into your initial evaluation, rather than only thinking about it years later, protects your long-term flexibility.

## Scaling into multiple apartment units over time

Some investors start with a single apartment and, once they understand the specific building's management quality and tenant dynamics firsthand, purchase additional units in the same or similar developments. This can be an efficient way to grow a portfolio, since you're applying lessons learned directly rather than researching each new building from scratch.

## Getting started

Browse current apartment listings or contact us with your budget and investment goals for a tailored recommendation.

## Final considerations before committing

Before finalising an apartment purchase, revisit the building's management track record one more time, confirm the exact service charges in writing, and make sure your net yield calculation genuinely reflects these recurring costs. Apartment investment can be genuinely worthwhile, but only when evaluated with the same rigour as any other significant financial commitment, not on reputation or amenities alone.

## Frequently Asked Questions

Is apartment investment in Kigali actually worth it?

It can be, particularly in neighbourhoods with strong expatriate and NGO tenant demand — Kacyiru, Kimihurura, Nyarutarama — though returns vary by specific building, unit and management quality, not just the general category.

What rental yield can I expect from a Kigali apartment?

This varies by neighbourhood, building quality and unit type, and we avoid quoting a single blanket figure since it would mislead across such different scenarios — ask us about a specific property for a realistic range.

Are off-plan apartments a good investment, or should I buy an existing unit?

Off-plan can offer lower entry pricing but carries construction and delivery-timeline risk; existing units reflect current market value with less uncertainty. Both are legitimate depending on your risk tolerance.

What's the biggest risk specific to apartment investment?

Building management quality — a poorly managed building with high or unpredictable service charges can erode returns even on an otherwise well-located, well-priced unit.

## Considering an apartment investment?

Tell us your budget and we'll walk you through current opportunities.

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