Governance structures for real estate transactions : markets, networks and hierarchies in Windhoek's urban low-income settlements

Abstract

This article examines the relative prevalence of markets, hierarchies and networks in the governance of real-estate transactions under three property rights regimes in Windhoek’s low-income settlements. These governance structures are related to respective property rights regimes and to conjectures made about the implications for capital accumulation for the urban poor. It is found that network governance structures are the predominant modes of organising transactions under conditions of informal property rights, while hierarchical mechanisms predominate in the freehold and group categories. It is found that there is very little secondary market activity in all three rights categories. The article posits that, while networks provide access to real estate for the poor under conditions of informal rights, these are associated with tenure insecurity, and lock households in clusters based on ethnicity and kinship. Hierarchical structures, on the other hand, make freehold ownerships possible for the poor, but suffer from insufficient scale and create market distortions. It is concluded that a lack of secondary market activity in all the three rights categories severely limits the potential for capital accumulation.

Hierdie artikel ondersoek die relatiewe voorkoms van markte, hiërargieë en netwerke in die (staats)bestuur van eiendomstransaksies in drie eiendomsregstelsels in die lae-inkomste nedersettings in Windhoek. Hierdie bestuurstrukture is verwant aan die onderskeie eiendomsregstrukture, en daar word bespiegel oor die implikasies vir die opbou van rykdom deur arm stedelinge. Daar word bevind dat bestuurstrukture in die vorm van netwerke die oorheersende wyse is waarop informele transaksies ge-organiseer word, terwyl hiërargiese meganismes grootliks in die vrypag- en groepskategorieë voorkom. Daar is ook bevind dat baie min sekondêre markaktiwiteit in enige van die drie kategorieë plaasvind. Die artikel betoog dat alhoewel netwerke toegang tot informele eiendomsreg aan armes verleen, dit gepaardgaan met onsekerheid oor verblyf en die verbintenis van huishoudings tot groepe gebaseer op verwantskap en etnisiteit. Hiërargiese strukture, daarenteen, maak vrypageienaarskap moontlik vir arm persone. Hierdie struktuur vind egter op ‘n beperkte skaal plaas en veroorsaak ook distorsies in die mark. Die gevolgtrekking word gemaak dat ‘n gebrek aan sekondêre markaktiwiteit in al drie die kategorieë van regte die potensiaal vir die opbou van kapitaal baie beperk.