implications from the experiences of incremental housing...

Implications from the Experiences of Incremental Housing Approach in Egypt

Case Study of Ebny Baitak Project

Sixth of October City

Ahmed Shalaby, Ph.D.

Associate Professor - Cairo University

WUF-6 Naples - Italy

1- Ebny Baitak Project 1-1. Project Background

• Ebny Baitak or “Build Your Own House” is one of the approaches undertaken by the government to solve the housing problems of low-income groups in Egypt.

• The project started in 2005 with the aim of providing more than 90 thousands plots of an area of 150 sq.m. each.

• Each plot accommodates a small house that consists of ground plus two upper floors.

• Each floor has a residential unit of an area of 63 sq.m. in addition to a 12 sq.m. as a stair.

• The project accommodates a total number of about 270,000 units of an area of 63 sqm over the 90,000 plots.

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1-1. Project Background

• The plots are distributed in 13 new cities all over the country.

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1-2. The Role of the Government

• Land allocation and physical planning.

• Providing the main infrastructure and the main services and facilities.

• Providing complete engineering drawings for housing prototypes.

• Providing a conditioned financial support to each beneficiary for a total of 15,000 EGP (about $ 2,700 as of 2008 exchange rate) paid according to the progress of the construction.

• Facilitating financing options through banks and financial institutions.

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1-3. The Beneficiary Selection Criteria

• Age: between 21 and 40.

• Income: a proven monthly income for single applicants of no less than 1,000 EGP (about $ 180 as of 2008) and a proven monthly income for married applicants of no less than 1,500 EGP (about $ 270 as of 2008).

• Residence: The applicant must be a resident of the same geographical zone of the city where he/she is applying for a plot.

• The applicant should not have benefitted from any previous governmental housing projects.

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1-4. The Beneficiary Obligations

• The land is priced at 70 EGP/sq.m. (about $ 13 as of 2008) for a total of 10,500 EGP (about $ 1900 as of 2008) per plot.

• On applying, the applicant pay 10% that is 1,050 EGP (about $ 190 as of 2008) and the other 90% is paid with no interest on seven equal annual installments.

• The beneficiary is exempted from paying the rest of the land installments once the house is completely built and externally finished.

• The beneficiary should get the construction permit within a maximum of 4 months and pay a construction permit fee of 300 EGP (about $ 55 as of 2008).

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1-4. The Beneficiary Obligations

• The beneficiary is allowed to build a house of ground and two upper floors according to certain prototypes on 50% of the plot area.

• The construction cost for the whole building semi finished from inside and completely finished from outside is about 150,000 EGP (about $ 27,000 as of 2008)

• The government provides the beneficiary with a conditioned financial support for a total of 15,000 EGP (about $ 2700 as of 2008) against completing the ground floor paid in 3 stages according to work progress.

• The beneficiary is not allowed to sell or rent the land. However, the beneficiary is allowed to sell the built units.

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1-4. Design Samples

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Attached Prototype

Ground Floor

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Attached Prototype

Typical Floor

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Corner Prototype

Ground Floor

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Corner Prototype

Typical Floor

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Main Elevation Styles

1-4. Design Samples

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Attached Prototype

Ground Floor

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3 4 5

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Attached Prototype

Typical Floor

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3 4 5

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Corner Prototype

Ground Floor

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Corner Prototype

Typical Floor

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3 4

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Main Elevation

1-4. Design Samples

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Attached Prototype

Ground Floor

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Attached Prototype

Typical Floor

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Main Elevation

Corner Prototype

Ground Floor

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Corner Prototype

Typical Floor

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1-5. Incremental Expansion Stages

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Land Preparation and

Excavation

Building Foundations Ground Floor Columns

and Walls

Ground Floor Completed

with External Finishing

First Floor Completed


Building Completed


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2. Case Study - Sixth of October City

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2-1. Ebny Baitak at Sixth of October

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Ebny Baitak Project

Zones

2-2. Current Status of the Project

• In 2008, the government started delivering the plots to the beneficiaries and this process was completed in 2009.

• As of April 2012, about 80% of the beneficiaries in Sixth of October City already completed the construction of the ground floor of their plots.

• On the other hand, the roads and infrastructure are not completed yet.

• The overall percentage of roads and infrastructure completed does not exceed 60%.

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Housing Buildings


1-16 Infrastructure Works

• The prototypes are almost standard in all different locations.

• The selection of the beneficiaries based on their proven income only.

• The areas allocated to the project are not served by public transportation lines.

• The miss-coordination between the delivery of the allocated plots to the beneficiaries and the provision of the infrastructure.

• The delay of the provision of the infrastructure.

• The absence of security in the areas of the project.

• There is no project management body for the whole project.

• Most of the financing is self provided, which makes it difficult for a large sector of low-income people to apply for the project.

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2-3. Problems of Application

• Selecting the beneficiaries according to several criteria.

• Emphasizing the characteristics of expected residents.

• Emphasizing the identities of the different locations in the prototypes designs.

• Adopting the approach of participatory planning.

• Maintaining a multidimensional balance between the completion of the infrastructure with all its aspects and the delivery of the plots to the beneficiaries.

• Providing effective housing finance mechanisms.

• Providing effective public transportation facilities.

• Providing the tools that help integrate the people of different backgrounds to live together in the area.

• Providing a management body to manage the development of the area.

• Adopting the mechanism of pre-fabricated housing units. 1-18

3. Implications for Future Developments

THANKS

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