Naradevi is an inner-city traditional settlement that is densifying outside of official rules and regulations through the addition of storeys to existing structures; the construction of new, taller buildings; and the subdivision of jointly owned properties. Densities are currently as high as 2,112 people per hectare. The original owners who can afford automobiles have begun to migrate to suburban areas where vehicular accessibility is better. This has made the area more affordable to lower-income households and renters; however, living conditions and crowding have worsened, particularly in rental spaces. These conditions have also intensified the settlement’s existing vulnerability to earthquake and fire risks.

The hypothetical replanning exercise for Naradevi explored four approaches. The least exclusionary approach would involve protecting the area’s historically and culturally significant courtyard systems. It would also examine options for promoting fire safety, earthquake-resistant measures and heritage conservation, without imposing prohibitive costs for land owners or driving up rents for low-income groups.

Sankhamul and Bansighat are informal settlements housing some of the poorest residents unable to afford rental spaces in other parts of the city. Because these settlements are located along rivers, they are vulnerable to flooding and erosion. They are also under constant threat of eviction due to insecure tenure. Despite these risks, Sankhamul and Bansighat offer residents access to employment opportunities, basic services and public facilities in central areas they might not otherwise be able to access.

In Bansighat, the hypothetical replanning exercise explored relocation and resettlement options due to the settlement’s location in a ten-year floodplain. However, such options would need to be determined in partnership with the community to ensure that its needs, priorities and affordability requirements, particularly among the poorest renters, are considered.

In Sankhamul, the hypothetical replanning exercise explored on-site redevelopment options. High land values meant that houses on plots as small as 30m2 would be unaffordable for low-income households. Thus, higher-density two-storey walk-up apartments were explored to reduce the cost of land and public infrastructure provision. The construction of individual houses, which are cheaper to build than apartments (in terms of construction, but not land cost), was also explored as an alternative, but further study is required to assess both of their social, economic and environmental implications. Ultimately, these options should be seen as a response to environmental and eviction risks and not as a replicable contribution to addressing the affordable housing shortage in Kathmandu. Addressing this shortage will require a broader housing strategy that is capable of reaching the poorest renters. These renters would likely not be able to afford apartments or individual houses without significant public subsidies, which are not guaranteed.

Khusibu is situated on the periphery of the city and was historically protected for agricultural purposes. In 1995, the government initiated a land-pooling project to readjust irregularly shaped agricultural land so that it could be redeveloped for residential uses. Over time, Khusibu has evolved into a mixed-use settlement, reflecting broader socioeconomic dynamics in Kathmandu. The area also provides affordable housing for renters who work in the city centre. As in other parts of Kathmandu, most housing growth has been accommodated by new builds and incremental additions violating bylaws and regulations. With densification, other problems involving road congestion, infrastructure deficiencies, pollution, and earthquake risk are emerging.

The hypothetical replanning exercise explored alternative spatial reconfigurations involving gridiron layouts and traditional courtyards to address some of these problems. New building plans were also devised to illustrate the potential to accommodate high densities within smaller plots without compromising unduly on liveability and safety. Given that most bylaws are violated, land-pooling projects were also highlighted as opportunities to test deviations from current bylaws and to discuss their impacts and implications for future developments.

Chabahil is a spontaneously developing settlement on farmland located outside the old city. The area is home to a diverse population living in various housing types, ranging from single-family bungalows to more compact rental spaces. Although the settlement remains predominantly low-rise, it is beginning to densify. This presents an important opportunity for local authorities to guide the process. The hypothetical replanning exercise emphasises the opportunity to learn from potential experiments conducted in land-pooling projects.

The replanning exercise also examined designs that would support Chabahil’s development into a compact, mixed-use, walkable and more functional settlement. Also considered was the need to develop more appropriate bylaws and regulations to guide this process whilst promoting rental markets and risk reduction.


Download the PDF for this study: Kathmandu