Patterns of housing markets in Hawassa city: the quest for social inclusion

Purpose In the era of rapid urbanization, fostering an inclusive housing market system for most low-income urban residents remains a challenge in Sub-Saharan African countries. This study aims to investigate the realities of housing markets in Hawassa City, Ethiopia, and interrogate whether these markets foster social inclusion for households at the lower end of the market in the post-1990s. Design/methodology/approach The study used a mixed research approach. Primary data was generated using household surveys and key-informant interviews administered to residents and officers. The study also reviewed the municipality’s policy documents and reports. Data were analyzed using descriptive statistics and theme-based qualitative interpretation. Findings Hawassa City exhibited formal and informal housing market patterns guided by national, regional and city-wide policy and regulatory frameworks. Nevertheless, trends in these markets do not seem to capture the realities of residents’ ability to pay for housing and demonstrate social exclusions. The yawning gaps between demand and supply of housing largely necessitated the black market and the subsequent commercialization of housing by visible and invisible actors. Research limitations/implications The study suggests further research on ethnographic understanding of the visible and invisible actors operating in the housing markets and adverse impacts on peri-urban farmers. The present study did not address rental housing markets adequately, and this could be open for further research. Practical implications The study has implications for revisiting housing policy-making, especially for understanding the policy and practical gaps and thus promoting a socially inclusive housing market system targeting low-income people. Originality/value The study provides a comprehensive analysis of housing markets in Hawassa City through the lens of operational values of social inclusivity (Elsinga et al., 2020). The findings provide baseline data on policy and implementation gaps for promoting a socially inclusive housing market system, especially for low-income people. In this regard, the contribution is empirical. In addition, this manuscript renders a conceptual framework for analyzing housing markets in other similar contexts of sub-Saharan Africa.