Real estate at a crossroads

The real estate sector in Nepal has undergone significant transformations over the past few decades, serving as a vital component of the nation’s economy. Despite its potential to drive growth, employment and investment, the sector has faced persistent challenges, including regulatory bottlenecks, valuation discrepancies and market saturation. Recent government initiatives, coupled with evolving demographic and economic trends, suggest a cautious revival, although policy and structural adjustments remain critical to unlocking its full potential.

Nepal’s real estate sector has been fraught with systemic challenges. Among the most prominent is the restrictive land ceiling provision, which has hampered the free transfer of land ownership. Developers managing large-scale projects—spanning 50 to 200 ropanis of land—often find themselves unable to sell properties due to these limitations. This has created a bottleneck, stalling the market and leading to financial distress for developers, who struggle to repay loans to financial institutions.

The problem is compounded by Nepal Rastra Bank’s (NRB) stringent policies, which have tightened real estate financing. Cooperative organizations, heavily invested in real estate using depositors’ funds, faced liquidity crises, leading to their collapse in some instances. These failures not only hurt the sector but also eroded public trust in financial institutions.

Demographic factors have also played a role. Many young Nepalis emigrate for education or employment, selling their properties before leaving. Simultaneously, those abroad often remit funds to their families, who purchase land or property, resulting in market saturation. This oversupply, coupled with weak demand, has further destabilized the sector.

One critical issue undermining Nepal’s real estate sector is the disparity between government valuation of land and its actual market price. Government valuations, often a fraction of market prices, enable opportunities for illicit fund laundering. For instance, land valued by the government at Rs 1m can fetch over Rs 10m in the market. Such discrepancies hinder transparent transactions and create inefficiencies in the market. Experts have suggested involving private sector professionals in valuation committees to ensure accuracy and curb malpractice.

In an attempt to address these longstanding challenges, the government recently introduced amendments to the Land Act, National Parks Act and Forest Act through an ordinance. These amendments include limited exemptions in real estate transactions, a move aimed at revitalizing the sector. However, critics argue that such provisions may be susceptible to policy misuse, raising concerns about potential corruption.

One contentious provision allows landless squatters to gain ownership of plots they have occupied for extended periods. While proponents argue this addresses social equity, detractors warn it could encourage encroachments. The ordinance has also been lauded for easing land ceiling restrictions, which the Nepal Real Estate and Housing Development Federation believes will stimulate sectoral growth.

After years of stagnation, Nepal’s real estate market is showing signs of recovery. In the first five months of the current fiscal year, banks and financial institutions disbursed NPR 20.34bn in real estate loans, representing an 8.62 percent year-on-year growth. This resurgence aligns with an increase in registered land deeds, which climbed from a pandemic-induced low of 12,000 to over 40,000 monthly transactions in 2023-24. The revival has been attributed to growing market confidence and increased business activity. Rise in transactions and loans indicates a positive trend. However, there is a need for more practical income assessment criteria and flexible loan limits to sustain momentum.

Real estate activity has seen uneven growth across Nepal. Districts such as Sunsari, Morang, Jhapa, Kailali and Dhanusha have emerged as transaction hubs, consistently recording over 1,000 monthly transactions. In contrast, regions like Sirdibas, Gorkha, have witnessed minimal activity. This regional disparity underscores the need for localized policy interventions to address unique challenges and opportunities.

Despite its struggles, Nepal’s real estate sector holds immense potential. Urbanization, population growth and the allure of modern lifestyles continue to drive demand for residential and commercial properties. Additionally, the tourism industry offers opportunities for real estate development in hotels, resorts and homestays.

The integration of digital platforms has further revolutionized the industry. Online marketplaces like Daleykaka.com have streamlined transactions, enhancing transparency and efficiency. Additionally, increasing interest from foreign investors and the Nepali diaspora presents an opportunity to attract new capital and expertise.

To fully harness the potential of Nepal’s real estate sector, a comprehensive and strategic approach is necessary. This includes implementing policy reforms that prioritize revising land ceiling regulations to foster large-scale development while maintaining equity in land distribution. The introduction of an Urban Development Act would serve as a significant milestone, facilitating systematic urban settlement and encouraging private-sector engagement in large-scale urban projects. Ensuring valuation accuracy is equally vital. By involving private professionals in land valuation committees, discrepancies between government and market valuations can be mitigated, fostering greater transparency and reducing the prevalence of illicit transactions.

Financial accessibility remains a cornerstone for driving market participation. Nepal Rastra Bank should consider revising its income assessment criteria and loan limits, thereby creating an environment where financing becomes more attainable for both buyers and developers, which in turn would stimulate market activity. Moreover, given Nepal’s susceptibility to natural disasters, it is imperative to adopt disaster-resilient construction practices. Sustainable and resilient building methods not only ensure long-term structural stability but also contribute to safeguarding investments in the sector.

Lastly, the simplification of legal and administrative processes is crucial. Streamlined land administration procedures, coupled with the removal of bottlenecks in land revenue regulations, would significantly enhance governance efficiency, making the real estate sector more dynamic and investor-friendly.

Nepal’s real estate sector stands at a crossroads. While recent policy interventions and market trends offer hope, sustained growth requires coordinated efforts across stakeholders. By addressing structural and regulatory challenges, enhancing transparency and leveraging technological advancements, Nepal can unlock the true potential of its real estate sector. This transformation would not only bolster economic growth but also fulfill the aspirations of millions seeking stability and prosperity through property ownership. With the right blend of policy, innovation and stakeholder collaboration, Nepal’s real estate sector can evolve into a cornerstone of its economic development, fostering sustainable growth for years to come.