Housing in Guinea-Bissau

The local terms habitação and alojamento cover housing and accommodation. Arrendamento urbano means urban renting: the senhorio is the landlord and the arrendatário is the tenant. Housing arrangements are fragmented between formal rental contracts, customary use, community-based arrangements and state concessions rather than one nationwide system. Under Lei da Terra 5/98, land belongs to the state as common wealth. Private use can arise through uso consuetudinário, meaning a customary right recognized through local practice, or through a formal concession. In urban areas, a concessão de superfície gives a person or organization a right to use land while the building or other benfeitoria may belong privately. The concession can be perpetual or temporary. Customary use can be protected even without a written contract or registration, and local practice often governs transfer and inheritance. A transfer to a third party requires more than a private agreement when the land is held under a customary or concession-based arrangement. The relevant state authorities and the Comunidade Local must consent, and the formal concession process must be completed where required. A Comunidade Local may be organized around a community or tabanca. Land-use disputes may involve the Comissão Fundiária Nacional, Regional, Sectorial or de Secção, local authorities, mediation, arbitration or a court. The Cadastro and the Conservatória do Registo Predial serve different registration and record-keeping functions. MOPHU, the Government, municipalities and local authorities may each have responsibilities depending on the matter. A person obtaining a plot or house should check the underlying land right, any customary or community claim, the building authorization, ownership of the house and improvements, and the available registration evidence separately. A receipt or informal transfer paper does not by itself prove that every required land, construction and ownership step has been completed. The Município de Bissau portal lists Legalização de terreno, Legalização de casa, Transferência direta and Concessão, with indicative periods of 30, 30, 20 and 30 days. These figures apply only to the Municipality of Bissau and are not national deadlines. A historical 2020 business benchmark recorded 13 procedures and 143 days for a building permit and 5 procedures and 48 days for property registration; its percentages of 23.7% and 5.4% of property value are historical benchmark figures, not current national fees. Formal renting is governed by the Lei do Inquilinato, with the Código Civil applying on a supplementary basis. Unless the contract provides otherwise within the law, monthly rent is due on the first to fifth working day. Advance rent may not exceed one month. A tenant in payment delay can face compensation equal to 50% of the overdue amount, but the available rule allows the delay to be cured by offering or depositing the amount within eight days. The tenant has protection of possession against the landlord and must pay rent, use the dwelling as agreed, take reasonable care, tolerate necessary repairs and return the dwelling as required. Subletting or assignment depends on the law and any required consent. A written contract, identity records, proof of use or ownership, a condition report and rent receipts reduce disputes. Current general eviction periods are not sufficiently established in the available evidence, so the contract and applicable procedure need case-specific checking. The 2009 census recorded 73% of households as owner-occupied, 19% in private rental and 2.1% in public rental. The remaining categories cannot be reliably resolved from the available source. Informal and customary arrangements remain practically relevant, especially outside urban rental markets. Housing quality and services vary sharply between urban and rural areas. The 2009 census recorded 89.1% of housing structures as precarious and 10.9% as definitive. It recorded walls mainly made of adobe or taipe at 76.3%, reinforced adobe at 14.5% and cement at 5.4%; roofs were 57.6% zinc and 36.9% thatch, while floors were 36% cement and 59.6% earth. A different 2018 CAHF and World Bank survey recorded 78.9% corrugated-zinc roofs, 18.8% thatch, 87.1% clay walls, 8.9% cement walls, 52% earth floors and 45.4% cement floors. These sources use different years and methods and should not be treated as a single trend. In 2018, drinking-water access reached 66.2% of the population, with 80.3% in urban areas and 58% in rural areas. Latrine access was 84.7%, including 95.7% in urban areas and 78.3% in rural areas. Electricity reached about 67.4% of the urban population and 41.6% of the rural population; 64.3% of households were recorded as having no electricity. Clean cooking access was only 1.3%. Rain, storms, wetlands, weak drainage and low-lying coastal areas create additional risks for siting, construction and maintenance. Market indicators from 2023, concentrated mainly in urban areas and Bissau, placed monthly rents at about CFA 21,042 for a studio, CFA 26,452 for an F2, CFA 34,869 for an F3, CFA 46,893 for an F4 and CFA 54,107 for larger units. Houses up to 50 square metres were indicated at about CFA 33,667 per month, 50 to 100 square metres at CFA 44,488, 100 to 150 square metres at CFA 55,911, 150 to 200 square metres at CFA 60,119 and over 200 square metres at CFA 66,131. Indicative purchase prices were about CFA 4.5 million for a studio, CFA 6.8 million for an F2, CFA 12.6 million for an F3, CFA 9.7 million for a 50-square-metre house and CFA 19.5 million for a 100-square-metre house. These are market indicators, not national fixed prices. Construction is often incremental because materials are costly and depend on imports. A 50-kilogram bag of cement was recorded at about CFA 5,000 in 2023, while a roofing roll was about CFA 30,000 in 2021. Phased construction can spread payments but may leave the building exposed to quality, weather and resilience risks if drainage, foundations or roofing are postponed. CRRH-UEMOA refinances housing loans through partner banks and decentralized financial systems in eight WAEMU states, including Guinea-Bissau. BAO advertises Crédito Habitação for buying, building and carrying out works. In 2021, only 5.77% of urban households were assessed as able to finance the cheapest newly built house. Mortgage amounts of roughly CFA 3 million to CFA 100 million and terms of up to 15 years are lender-, income- and title-dependent and do not constitute a loan promise. No nationally established housing-cost subsidy has been evidenced. Customary rights may be inherited, while formal rental ends according to the contract, the Lei do Inquilinato and applicable termination rules.