Ngoma District Land Use Plan 2023-2050

1. Ngoma District

Ngoma District is one of the seven districts forming Rwanda’s Eastern Province, covering an area of 867.74 km². Administratively, the district is composed of 14 sectors, 64 cells, and 473 villages (imidugudu). These sectors include Gashanda, Jarama, Karembo, Kazo, Kibungo, Mugesera, Murama, Mutenderi, Remera, Rukira, Rukumberi, Rurenge, Sake, and Zaza (source: Ngoma District). The District Headquarters is located in Ngoma District Town (Kibungo Urban Area), a strategic and rapidly growing urban node positioned along the planned Rwandan Eastern Expressway, a major regional transport corridor linking Rwanda to Tanzania via Rusumo Cross-border. This location makes Ngoma District a significant gateway for trade, and regional integration.

Geographically, Ngoma District shares borders with Bugesera District to the west, Rwamagana to the north, Kayonza to the northeast, Kirehe to the east and southeast, and Burundi to the south, placing it at the crossroads of several major economic and cultural zones. The district is endowed with picturesque lakes such as Mugesera, Sake, and Birira, which define its western landscape and hold immense potential for eco-tourism and recreation. Lake Mugesera, in particular, stretches across the border with Rwamagana, forming a vast natural asset for both environmental conservation and leisure development.

Ngoma District landscape blends fertile agricultural plains, wetland systems, and moderate hills, supporting a largely agrarian economy while offering opportunities for irrigation, agro-processing, and tourism development. Innovative initiatives such as solar-powered irrigation schemes introduced in sectors like Jarama, Murama, and Sake are transforming livelihoods and boosting productivity, especially for women farmers.

Overall, Ngoma District represents a critical component of Rwanda’s eastern development corridor, combining agricultural strength, regional connectivity, and environmental richness to position itself as a future agro-economic and trade hub in line with the country’s Vision 2050.

Geographical Location of Ngoma District

1. 2. Ngoma DLUP

Ngoma DLUP is a comprehensive spatial strategic plan developed to turn the NLUDMP 2020–2050 into a localized and actionable tool for sustainable land management in Ngoma District. The plan was elaborated through an In-House Capacity approach by the NLA in close collaboration with Ngoma District, between 2022 and 2023. It was elaborated using a rigorous, participatory, and data-driven methodology, involving extensive consultations from the national to the community level, systematic collection and analysis of spatial and non-spatial data, and the integration of both technical expertise and local knowledge into a coherent planning framework.

At the core of Ngoma DLUP lies the District Economic Specialization, which identifies Ngoma District unique comparative advantages and anchors its long-term vision toward 2050. This vision emphasizes sustainable land use, planned urban growth, and inclusive socio-economic transformation. The plan integrates population projections to ensure that land allocation, infrastructure, and service delivery systems are responsive to both current and future needs. It also aligns the urbanization and settlement hierarchy from Ngoma District Town as the main urban area to supporting emerging centers and rural settlements sites with national spatial planning strategies and policies.

In alignment with the NLUDMP 2020–2050, the plan adopts the recommended housing typologies, defines the residential housing stock by zoning categories, and establishes a Land Use Balance Sheet for 2050 to guide balanced and efficient land distribution among key thematic sectors. Furthermore, it identifies catalytic projects that will accelerate economic transformation through enhanced infrastructure, agribusiness value chains, tourism development, and improved social services.

Following its elaboration, Ngoma DLUP underwent several stages of technical review, public display, validation, and approval, including endorsements from the District Council, Technical Advisory Group (TAG), Economic Cluster, and the Cabinet. Upon approved from the District Council, the plan started serving as a guiding instrument for spatial development, investment promotion, and sustainable growth, steering the district toward its vision as a regional hub for agribusiness, trade, and eco-tourism in Rwanda’s Eastern Province.

3. Economic Specialization

Ngoma District economic specialization is anchored in its strong agricultural base, strategic location, and emerging tourism potential, all contributing to its role as a vital growth pole in Rwanda’s Eastern Province. Agriculture remains the cornerstone of the local economy, supported by fertile soils, flat terrain, and a favorable climate that enable extensive cultivation of rice, maize, beans, bananas, and pineapples. This agricultural abundance feeds into a growing agribusiness sector, with increasing opportunities for value addition through rice milling, banana wine production, maize processing, and dairy enterprise, transforming raw farm produce into market-ready products and stimulating employment and income generation.

The district’s natural assets further strengthen its tourism potential, with the interconnected lakes of Mugesera, Sake, and Birira in the west providing scenic and ecological value, while the unique rock formation above Nasho in Rukira Sector presents opportunities for hiking and eco-cultural tourism. Complementing these sectors, Ngoma’s strategic position between Kayonza and Kirehe — along the planned Eastern Expressway connecting Rwanda to Tanzania via Rusumo — cements its role as a regional trade and logistics corridor, facilitating cross-border commerce and supporting the district’s transformation into a dynamic economic gateway.

Land consolidation boosts pineapple production in Zaza

4. Vision

The vision “Commercial-oriented Agriculture and Tourism” for Ngoma District is a direct outcome of its economic specialization, which is deeply rooted in its strong agricultural base, strategic location, and emerging tourism potential. Agriculture forms the backbone of Ngoma’s economy, supported by fertile soils, flat terrain, and favorable climatic conditions that sustain the cultivation of rice, maize, beans, bananas, and pineapples. Building on this strength, the district seeks to transform traditional subsistence farming into a market-driven, value-added agricultural system, promoting agribusiness activities such as rice milling, banana wine production, maize processing, and dairy enterprises. This approach aims to enhance productivity, create employment opportunities, and strengthen income generation through commercialized agriculture, supported by improved access to regional and cross-border markets via the planned Eastern Expressway linking Rwanda to Tanzania.

At the same time, the tourism component of Ngoma’s vision derives from its natural and cultural endowments, which include the scenic lakes of Mugesera, Sake, and Birira, and the unique rock formation above Nasho in Rukira Sector. These assets offer significant potential for eco-tourism, cultural exploration, and recreation. The district’s strategic location enhances its accessibility, making it a potential gateway for visitors traveling within the Eastern Province and beyond. By integrating agriculture and tourism, Ngoma aims to foster mutually reinforcing sectors where agricultural products support tourism experiences, such as agro-tourism and local cuisine, while tourism creates new markets and visibility for local producers. Together, these dynamics embody Ngoma’s aspiration to become a vibrant, commercially oriented, and sustainable economic hub driven by agriculture and tourism.

5. Population Projection

Kayonza District Population Projection | Source: NISR (RHPC 5, 2022); NLA (NLUDMP 2020-2050; Kayonza DLUP)

The population of Kayonza District has shown a steady upward trajectory, reflecting both demographic growth and the district’s evolving urbanization dynamics. According to projections derived from the NISR (RHPC5, 2022) and the NLUDMP 2020–2050, the district’s total population is expected to rise from 344,157 in 2012 to approximately 799,500 by 2050. This growth is characterized by a significant shift from rural to urban living as urbanization and economic transformation continue to shape the district’s development.

In 2012, only 9.9% of the population lived in urban areas, with the vast majority (90.1%) residing in rural communities. By 2022, the urban population share had increased to 14.2%, and projections indicate that by 2035, nearly 39.7% of Kayonza District residents (about 235,443 people) will live in urban areas, while 60.3% will remain in rural settlements. By 2050, the district is expected to reach a transformative milestone where 60% of its population, approximately 479,500 people, will be urban dwellers, and 40% (about 320,000) will live in rural areas.

This urban shift is primarily driven by the growth of Kayonza Secondary City and the strengthening of Rurban Centers, which serve as local service and economic nodes. By 2035, Kayonza Secondary City is projected to host 198,268 inhabitants, while the three Rurban Centers: Kabarondo (18,702 inhabitants), Rwinkwavu (809 inhabitants), and Karubamba–Videwo (17,664 inhabitants), will collectively accommodate 37,175 residents. Moving toward 2050, the population of Kayonza Secondary City is expected to double to 400,000, and the Rurban Centers will collectively host 79,500 residents, distributed as Kabarondo (39,995 inhabitants), Rwinkwavu (1,731 inhabitants), and Karubamba–Videwo (37,775 inhabitants).

6. Urbanization and Settlement

Source: NLA (NLUDMP 2020-2050; Kayonza DLUP)

According to Kayonza DLUP, the district's urbanization and settlements hierarchy is composed of a Secondary City, three Rurban Centers, and 101 Rural Settlement Sites, reflecting a deliberate effort to promote urban–rural integration and territorial balance.

At the top of the hierarchy is Kayonza Secondary City, envisioned as the district’s main urban growth pole and a strategic node in the national secondary city network. Kayonza Secondary City was introduced under the NLUDMP 2020–2050 as one of the three Secondary Cities (Phase II), alongside Karongi in the Western Province and Kirehe in the Eastern Province. Strategically located at the junction of the Eastern Expressway, Kayonza was designated to serve as a dynamic trade and logistics hub for the eastern corridor, while simultaneously supporting the tourism economy anchored in Akagera National Park. Its establishment reflects a deliberate national effort to promote balanced regional development, strengthen urban–rural linkages, and enhance economic competitiveness across the Eastern Province.

For Kayonza Secondary City, the NLUDMP 2020-2050 projected an urban footprint of 28 km² by 2035, expanding to 38 km² by 2050 to accommodate a population of 220,000 by 2035 and 400,000 by 2050. However, through the elaboration of the DLUP, this target was revised to 31.82 km² by 2050, in line with the principles of compact and vertical urban development. This adjustment reflects a move towards smart urban growth, prioritizing densification over horizontal expansion to prevent urban sprawl, preserve prime agricultural land, and promote efficient land utilization. The densification approach aligns directly with Rwanda’s national urbanization policy, which emphasizes sustainable, inclusive, and productive cities that drive economic transformation.

Following the Secondary City, three Rurban Centers (Kabarondo, Rwinkwavu, and Karubamba–Videwo) serve as intermediary nodes connecting urban and rural economies. While the NLUDMP 2020-2050 originally allocated 12.6 km² for these centers to accommodate 73,971 inhabitants by 2050, the DLUP expanded their total planned area to 29 km² to cater for a revised population projection of 79,500. This expansion was necessary to accommodate diversified land uses such as commercial zones, public infrastructure, industrial activities, and green spaces, ensuring that the Rurban Centers evolve into vibrant and self-sustaining towns supporting local economic specialization—especially tourism in Rwinkwavu, agribusiness in Kabarondo, and trade in Karubamba–Videwo.

At the rural level, the number of Planned Rural Settlement Sites was reduced from 145 (as proposed in the NLUDMP 2020-2050) to 101 in the DLUP, while maintaining a similar total land coverage of around 60 km². This reduction was guided by the principles of land optimization and consolidation, aiming to create more organized, service-accessible, and resilient rural settlements. Concentrating development in fewer, better-planned sites ensures efficient delivery of infrastructure and public services, reduces pressure on natural ecosystems, and supports integrated rural development—critical for sustaining livelihoods and reducing migration pressure on urban centers.

7. Housing Typology according to the NLUDMP 2020-2050    

• Settlement Categories	A+	A	B	C	D
  Kayonza Secondary City	19%	40%	30%	7%	4%
  Rurban Centers (all)	52%	45%	2%	1%	-
  Rural Settlement Sites	50%	50%	-	-	-

• Housing Typologies for Kayonza District according to the NLUDMP 2020-2050

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• A+ stands for houses with only one floor (single-level).

• A stands for houses with up to two floors.

• B stands for houses with 3 to 4 floors.

• C stands for houses with 5 to 9 floors.

• D stands for houses with 10 to 22 floors, but can exceed this level under special conditions.

Source: NLA (NLUDMP 2020-2050; Kayonza DLUP)

The housing typologies for Kayonza District, as outlined in the NLUDMP 2020–2050, are strategically distributed to reflect the district’s settlement hierarchy and promote sustainable, efficient land use. In Kayonza Secondary City, housing is planned to consist of 19% A+ (single-level houses), 40% A (two-floor houses), 30% B (3–4 floor buildings), 7% C (5–9 floor buildings), and 4% D (10–22 floor buildings), highlighting a clear focus on densification and compact urban growth. In Rurban Centers, the structure remains predominantly low-rise, with 52% A+, 45% A, 2% B, and 1% C, balancing between urban functionality and rural character. Meanwhile, Rural Settlement Sites maintain a simpler residential pattern, with 50% A+ and 50% A, ensuring efficient land use while preserving agricultural and natural areas. This typological distribution supports inclusive and sustainable urbanization, minimizes land consumption, and strengthens the district’s capacity to accommodate its growing population while fostering livable and resilient communities.

8. Housing Stock by Zoning Categories

Kayonza District Housing Stock by 2050

• R1 stands for Low Density Residential Zone.

• R1A stands for Low Density Residential Densification Zone.

• R1B stands for Rural Residential Zone.

• R2 stands for Medium Density Residential - Improvement Zone.

• R3 stands for Medium Density Residential - Expansion Zone.

• R4 stands for High Density Residential Zone.

Source: NLA (NLUDMP 2020-2050; Kayonza DLUP)

The residential housing stock in Kayonza District, as projected in the DLUP by 2050, is strategically distributed across zoning categories to promote balanced and efficient urban growth while accommodating the district’s expanding population. Residential Zones: R1, R1A, and R1B, designated for A+ housing typologies, cover an area of 28.89 km² and are expected to accommodate 69,335 households, reflecting a focus on spacious living environments and controlled expansion in both urban and rural areas. The Medium Density Residential - Expansion Zone (R2), designed for A and B housing categories, spans 28.57 km² and will host the largest share of households (119,341) demonstrating the district’s commitment to compact, mixed-use urban development. The Medium Density Residential - Expansion Zone (R3), associated with C-type housing, occupies 1.14 km² with a projected 7,199 households, indicating a gradual transition toward more vertical, space-efficient living. Lastly, the High-Density Residential Zone (R4), reserved for D-type housing, extends over 44.4 km² and accommodates 4,000 households, ensuring adequate provision for future urban intensification. This zoning distribution highlights Kayonza’s strategic approach to sustainable settlement planning, balancing density, land optimization, and livability to support its long-term vision of becoming a hub of agri-business, tourism, and mining in the Eastern Province.

9. Planned Land Use Balance Sheet by 2050

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Main Land Uses Categories	Area (Km²)	Percentage
Agriculture & Livestock	1002.70	51.94%
Forest & Conservation	473.99	24.55%
Urbanization, Settlements & Infrastructure	139.18	7.21%
Waterbodies, Protected Wetlands & their buffers	314.80	16.31%

Kayonza District Planned Land Use Balance Sheet by 2050 | source: NLA (Kayonza DLUP)

The Planned Land Use Balance Sheet of Kayonza District by 2050, as established in Kayonza DLUP, reflects a spatial framework that strategically supports the district’s long-term vision of becoming a hub for agribusiness, tourism, mining, and trade and logistics within the Eastern Province. With 51.94% (1,002.70 km²) of land allocated to agriculture and livestock, the plan reinforces the district’s agribusiness potential by ensuring vast, productive agricultural zones that promote commercial farming, agro-processing, and value-chain integration. The allocation of 24.55% (473.99 km²) to forest and conservation areas complements this by maintaining environmental sustainability, providing ecosystem services, and enhancing the district’s tourism potential, particularly around natural and scenic landscapes near Akagera National Park. The 16.31% (314.80 km²) dedicated to waterbodies, wetlands, and their buffers not only protects key ecological systems but also supports eco-tourism and leisure-based investments, such as those planned around Lake Muhazi. Meanwhile, 7.21% (139.18 km²) allocated to urbanization, settlements, and infrastructure underlines the district’s growing urban character, with Kayonza Secondary City emerging as a trade and logistics hub strategically positioned along the Eastern Expressway.

Collectively, this land use balance aligns with national spatial planning principles under the NLUDMP 2020–2050, ensuring compact, efficient, and sustainable development. It demonstrates how Kayonza DLUP integrates environmental protection with economic diversification, enabling the district to drive regional trade, attract investment, and contribute significantly to Rwanda’s broader vision of achieving upper-middle-income status by 2035 and high-income status by 2050.

10. Catalytic Projects

Kayonza District Catalytic Projects | Source: NLA (Kayonza DLUP)

The catalytic projects outlined in Kayonza DLUP represent the backbone of the district’s transformation agenda toward 2050. They are strategically designed to unlock Kayonza District full potential as a regional hub for agribusiness, tourism, mining, trade, and logistics within the Eastern Province. Anchored in sustainable land use principles, these projects aim to enhance urban functionality, economic competitiveness, and environmental resilience. The transformation begins at the urban core, where projects such as the redevelopment of Kayonza Roundabout, the modernization of key markets, and the creation of a central shopping precinct will redefine the image of Kayonza Secondary City as a vibrant commercial and service center. Complementing these urban developments, the construction of modern bus terminals and green mobility corridors will improve accessibility, reduce congestion, and support inclusive mobility across the district. Likewise, land readjustment and plot servicing initiatives in Nyagatovu, Bwiza, Akinyenyeri, and Karubamba sites will enable orderly urban growth, ensure land optimization, and attract private investment in housing and real estate.

Beyond the urban core, the DLUP identifies catalytic projects that promote rural productivity, resource efficiency, and tourism diversification. The agro-industrial and irrigation development programs in areas such as Gatagara, Ndego, Rwinkwavu, and Kabarondo will significantly strengthen agricultural value chains and improve food security through mechanized farming, modern processing facilities, and sustainable water management. Simultaneously, the Eastern Lakes Eco-Tourism Initiative (centered on Lakes Muhazi, Nasho, and Rwakibali) along with the Cultural and Heritage Tourism Projects in Gahini, Rukara, and Murundi, will position Kayonza as a premier destination for leisure, culture, and nature-based tourism. Adventure and sports tourism circuits, including mountain climbing routes and the Rwinkwavu Stadium, further enrich the district’s tourism offerings. Together, these projects form a cohesive framework that links urban modernization with rural transformation, creating synergies between agriculture, tourism, and trade. Through these catalytic interventions, Kayonza District is set to emerge as a prosperous and resilient economic hub, driving Rwanda’s broader Vision 2050 goal of achieving high-income status through inclusive, sustainable, and spatially balanced development.

11. Consultative Validations & Approval

Kayonza DLUP Consultative Validations & Approval

Kayonza DLUP underwent a comprehensive and multi-tiered consultative validation process designed to ensure its coherence with both local development priorities and Rwanda’s national strategic objectives. The process commenced with the District Council validation on 29^th December 2023, where the plan received its first formal endorsement, confirming its consistency with the district’s spatial development vision and community aspirations.

Subsequently, the plan was presented to the TAG (a national-level forum bringing together experts from multiple ministries and agencies) which endorsed it on 16^th May 2024. This critical review ensured that the DLUP was technically sound and aligned with sectoral frameworks across land use, infrastructure, environment, and economic development. The validation continued through the Economic Cluster on 22^nd April 2025, chaired by the Ministry of Finance and Economic Planning (MINECOFIN) with the Ministry of Environment (MoE) as the lead institution, in collaboration with MININFRA and MINAGRI. This stage assessed the plan’s fiscal feasibility and policy integration within broader national development priorities. The final stage — Cabinet approval — is currently awaited, which marks the official endorsement of Kayonza DLUP as a legally binding instrument guiding sustainable urbanization, agribusiness, tourism, mining, and trade-led development across the district.

12. Accessibility of Ngoma DLUP

Following the approval of Kayonza DLUP by the District Council, it was promptly published online to enhance accessibility, and inclusive participation. The plan is now available through the NLA digital platforms, including the National Spatial Data Infrastructure (NSDI) Hub and the official NLA website, where anyone can conveniently access and explore it. This digital publication marks the full integration of Kayonza DLUP into the Land Administration Information System (LAIS), allowing users to visualize, identify, and analyze individual land parcels in relation to approved zoning and land use categories. Through this integration, the plan not only strengthens land governance and data-driven decision-making but also provides an interactive gateway to understanding the district’s spatial dynamics.

Kayonza DLUP is open to students, researchers, planners, implementers, public and private agencies, NGOs, humanitarian organizations, and the general public, serving as a vital resource for all stakeholders interested in the district’s development trajectory. Importantly, it stands as a strategic tool for investors, offering detailed insights into Kayonza District development potential, spatial opportunities, and sectoral priorities from urban growth and agribusiness to tourism, mining, and trade. By accessing the plan, stakeholders can better understand where and how Kayonza is growing, identify areas of opportunity, and align their initiatives with the district’s sustainable development vision.

For those wishing to explore the plan in detail, Kayonza DLUP Zoning Plan, Kayonza DLUP Report, and the Land Use Zoning Regulations supporting its implementation can be accessed through the following links:

This article presents only the key highlights of Ngoma DLUP, offering a concise overview of its most significant features. If you would like to explore the DLUP of another district, please refer to the list below where districts are organized according to the urbanization & settlements hierarchy as designated by NLUDMP 2020-2050.

DLUPs for Satellite Cities' Districts

Bugesera DLUP
Muhanga DLUP
Rwamagana DLUP

DLUPs for Secondary Cities' Districts

Huye DLUP

Karongi DLUP

Kayonza DLUP

Kirehe DLUP

Musanze DLUP

Nyagatare DLUP

Rubavu DLUP

Rusizi DLUP

DLUPs for Rural Districts

Burera DLUP

Gakenke DLUP

Gatsibo DLUP

Gicumbi DLUP

Gisagara DLUP

Kamonyi DLUP

Ngoma DLUP (ACTIVE)

Ngororero DLUP

Nyabihu DLUP

Nyamagabe DLUP

Nyamasheke DLUP

Nyanza DLUP

Nyaruguru DLUP

Ruhango DLUP

Rulindo DLUP

Rutsiro DLUP

REFERENCES

1. 1.   National Land Authority (NLA). (2020). National Land Use and Development Master Plan 2020–2050. Kigali, Rwanda: Republic of Rwanda. Available at: NLUDMP 2020-2050
2. 2.   National Land Authority (NLA). (2024). Ngoma District Land Use Plan (DLUP). Kigali, Rwanda: NLA / Republic of Rwanda. Available at: Ngoma DLUP
3. 3.   Ngoma District. Kayonza District Location / Overview. Eastern Province, Rwanda: Ngoma District Official Website. Available at: https://www.ngoma.gov.rw/
4. 4.   National Institute of Statistics of Rwanda (NISR). (2023). The Fifth Rwanda Population and Housing Census (RPHC5) – Main Indicators Report. Kigali, Rwanda: NISR. Available at: RPHC5, 2022
5. 5.   National Land Authority (NLA). (2021). National Spatial Data Infrastructure (NSDI) Hub – Geodata Platform. Kigali, Rwanda: NLA. Available at: https://geodata.rw/ngoma
6. 6.   National Land Authority (NLA). Land Use Plans Zoning Regulations. Kigali, Rwanda: 2024. Available at: Planned Land Use Zoning Regulations