Institutional Failures in Risk Allocation: A Systematic Review of Affordable Housing PPP Projects in Africa

Oluwaseun Adesola  Muraina; Timothy G.  Nubi; Williams Miller  Appau; Williams Miller  Appau

Oluwaseun Adesola Muraina Department of Estate Management, Centre for Housing and Sustainable Development, University of Lagos, Akoka, Nigeria
Timothy G. Nubi Department of Estate Management, Centre for Housing and Sustainable Development, University of Lagos, Akoka, Nigeria
Williams Miller Appau ARUA, Centre for Excellence for Urbanisation and Habitable Cities, University of Lagos. SD Dombo University of Business and Integrated Development Studies, Department of Real Estate, Wa, Ghana
Williams Miller Appau ARUA, Centre for Excellence for Urbanisation and Habitable Cities, University of Lagos. SD Dombo University of Business and Integrated Development Studies, Department of Real Estate, Wa, Ghana

Keywords: Affordable housing, Institutional theory, Public-private partnership, Risk allocation

Abstract

Affordable housing implementation remains a persistent challenge in Africa. Due to inadequate public finance, rapid urbanisation, and weak organisational capacity, public-private partnerships (PPPs) have largely been adopted as a premeditated strategy to increase housing supply for low- to middle-income earners. Despite its relevance, the implementation of these partnerships is often weakened by ailing risk allocation mechanisms across Africa cities. This study aims to review the role of risk allocation mechanisms in influencing the successes and failures of PPP affordable housing projects in Africa. Specifically, the study situates these risks into three: operational, legal, and financial risk. Furthermore, the study assesses how these risk affects the successes and failures of PPP affordable housing projects in Africa. Leveraging on institutional theory, the study used a systematic review based on PRISMA guidelines. The study selected peer-reviewed published articles from Web of Science and Scopus between 2015 and 2025. Out of 956 articles retrieved on affordable housing, 38 articles met the inclusion criteria, with a thematic focus on affordable housing PPPs, risk allocation, and affordable housing project successes and failures. The study found that operational mismanagement, ineffective legal frameworks, and financial uncertainties were critical drivers of affordable housing PPPs across Africa. Case studies revealed that Ethiopia and Rwanda employed innovative risk allocation approaches, whereas Ghana, Cameroon, and Nigeria struggled with enforcement gaps, political interference, and institutional misalignment. The study recommends that for emerging economies, the active institutional work across all three dimensions is essential not only to prevent systemic failure but also to construct the foundational capabilities necessary for sustained PPP success.