Developers’ preferences to types of emerging landed properties in informal urban settlements: case of mlalakuwa – Dar Es Salaam

Developers have liberty to choose developing various types of landed properties according to the situation and opportunities presented to them. However, many questions can be raised as to why and how an informal settlement can be a preferred choice for developing landed properties. This paper focuses on the types of landed properties developers choose to develop in informal settlements. Specifically, the paper dwells on driving forces behind the choices of landed properties, the challenges and opportunities as well as the engagement of Local Government Authorities in the development of the landed properties in informal settlements. A case study strategy was used since developers’ preferences constitute a real life phenomenon. Among data collection methods used were observation and interviews. Observation involved mapping of typologies of landed properties in the area accompanied by photographic registration, measurements and sketching of various types of landed properties. Interviews and discussions on the phenomenon with developers, tenants, users, local authority and brokers were also conducted. The paper revealed that residential landed properties; especially self-contained rooms are the dominant emerging landed properties in the area. There is transformation of rooms by developers from single room to self-contained rooms to increase the value of the property in addition to commercial rentals (frames), which were found to be dominant along the roads. Findings show that developers choose to develop landed properties because of the market demand, financial gains, financial capabilities, location of the plot, population growth, and comfort in terms of acoustics and level of experience and passion. Challenges developers face include lack of inadequate information and coordination from the Local Government Authority, constrained development space in the informal settlement and limited knowledge on land regulations and policies. It can be recommended that developers’ preferences for landed properties should be considered as among the key factors for informal settlements’ upgrading plans and strategies. Local Government Authorities should also monitor the development of landed properties at the early stage of construction to ensure that the development is in tandem with the local needs of the residents and matches with the socio-spatial environment of the area.