Buying Land With a Building Permit in Rwanda: How the New Permit Transfer Works

Until recently, buying a plot with an approved construction permit had a catch. The permit stayed in the seller’s name, so the buyer usually started again: new application, new fees and, in some cases, months of waiting for a project that had already been approved.

That has changed. A permit transfer system introduced by the Rwanda Housing Authority (RHA) in September 2026 allows an approved construction permit to move to the new owner once the land changes hands, as reported by The New Times on 8 October 2026. This guide explains what changed, the conditions, and what buyers and sellers should do before signing.

What has changed

Once the land ownership transfer is complete and the plot’s UPI is registered in the buyer’s name, the existing construction permit can be transferred to the buyer as well. The key condition is that the approved project stays the same.

RHA describes the process as automated. No reviewer is involved when the seller agrees to hand over the approved designs. A reviewer only steps in when the seller does not give permission to use the designs. In that case, the new owner submits new drawings for assessment.

If you are new to the permit system itself, start with our guide to construction permits in Rwanda, which covers the application process on KUBAKA.

Before and after the change

Conditions for keeping the permit

Based on what RHA and the professionals quoted in the report have explained, the permit can only follow the land when:

• Land ownership has been fully transferred and the UPI is registered in the buyer’s name.
• The seller consents to the approved architectural and engineering designs being used by the new owner.
• The land use has not changed from what the permit was approved for.
• Soil and site conditions are unchanged.
• The approved design is built as approved. A different project means a new application.

According to the same report, the reform followed collaboration between the Rwanda Institute of Architects (RIA), the Institution of Engineers Rwanda (IER) and RHA.

Why it matters for buyers and sellers

Lower costs

RHA says permit fees depend on the size of the built-up area, ranging from Rwf20,000 up to Rwf100,000, Rwf150,000 and Rwf200,000. These fees cover only the permit; architectural design and other professional services are agreed separately with the service provider. Keeping an existing permit avoids paying again for both. For a full picture of what a build costs beyond the permit, see our breakdown of the cost to build a house in Rwanda.

Less waiting

A permit should normally be issued in about three weeks, but in September 2025 Members of Parliament raised concerns about delays in Kigali, where some applications had taken more than 113 days because of backlogs. Skipping a fresh review removes that risk for buyers of already approved projects.

Fewer bad deals

Industry professionals expect the change to reduce confusion and malpractice, including cases where buyers were charged high fees for permits they did not need.

More value for permitted plots

For sellers, a plot with a transferable approved permit and a complete set of drawings is a ready-to-build product, which can make it easier to sell.

Checklist for buyers

1. Ask the seller early whether the plot has an approved construction permit, and request the permit reference and approval details.
2. Confirm the permit is still valid and that the approved use matches the current land use plan for the area. You can check permit records on the official KUBAKA building permit platform.
3. Write the seller’s consent to hand over and allow use of the approved designs into the sale agreement. This is what keeps the transfer automated.
4. Collect the full approved design set: architectural, structural and, where applicable, MEP drawings. Having an architect review the approved drawings before you pay is a small cost compared with discovering problems later.
5. Complete the land title transfer so the UPI is registered in your name. Irembo explains how to apply for a title transfer after a voluntary sale.
6. Follow up on the permit transfer through the online permit system or your district One Stop Centre.
7. Ask a qualified engineer to confirm that site conditions still match the approved design before works start, then plan your build stage by stage. Our sister studio’s guide to the 9 stages of building a house in Rwanda is a useful next read.

Checklist for sellers

• Keep the permit and the complete approved drawings together in one organised file.
• Agree clearly with the original architect or engineer on the right to pass the designs to a buyer before you list the plot.
• Present the approved permit as part of the plot’s value, and state in the sale agreement that the designs come with the sale.

Planning to build after you buy?

A transferred permit gets you to the starting line faster, but the project still needs the right team, a realistic budget and reliable materials. RIORI supports buyers from drawing review to handover through our construction, renovation and interior design services, and our building materials sourcing guide explains how to buy quality materials in Kigali.

This article is for general information and reflects the system as reported in October 2026. Procedures may be updated, so confirm the details with RHA or your district One Stop Centre before acting.