By Timi Olubiyi, PhD

Across the African continent, a silent crisis is unfolding: the rise of retirement poverty only a few have retirement security. From Lagos to Lusaka, retirement is becoming not a time of rest but a significant economic concern for the elderly, marked by overdependence on children and increasing poverty.

Despite decades of service, countless Africans reach old age without savings, without a reliable pension, and without the means to meet basic needs, and this is a worrying concern.

In Nigeria, for instance, like many other places in Africa, rising living costs have worsened the retirement outlook since 2020, with the COVID-19 pandemic. This retirement poverty trend has become more visible than ever in Nigeria, where the experience mirrors that of many African nations.

In countries like Kenya, Ghana, and Uganda, pension coverage remains low, and the quality of life for the elderly is declining, particularly after their meritorious service and business management years. While many factors contribute to this retirement poverty crisis, one issue standsout it is the growing concern of a lack of cash flow. The lack and absence of steady, predictable income during retirement directly translates into poverty in old age.

Retirement poverty refers to the situation where individuals lack sufficient financial resources to maintain a decent standard of living after they retire. The opposite of it is to have retirement security, but the fact is that growing older means living with less income expectations, yet savings can never be enough.

In recent times, many individuals in small businesses find themselves working well into old age, trading, hawking goods, performing manual labour, or turning to street begging. For those with health challenges, the consequences are even more dire and difficult all to no access to cashflow.

The informal sector contributes over 60% of Nigeria’s GDP and employs more than 80% of its workforce. Yet, the pension schemes available in the country barely cater to this segment, that is, informal micro and small businesses.

The majority of workers, especially those in this informal sector, such as agriculture, petty trading, and transportation, lack social protection or a structured retirement savings plan. The informal sector, which is the backbone of Nigeria’s economy, is technically and largely excluded from pension scheme coverage. For them, old age arrives with no guaranteed income, and financial security relies on extended family, faith-based charity, or sheer luck.

While I agree that Nigeria’s National Pension Commission (PenCom) launched the Micro Pension Plan (MPP) in 2019 to extend coverage to informal workers, uptake remains low due to a lack of awareness, poor financial literacy, general distrust of financial institutions, and, once again, wide spread irregular cash flows.

I have realised that before now most elderly and retirees usually save up for retirement, or make property investments, especially those who are middle-income earners in Africa, but in recent time the capacity to save for retirement is crippled by irregular or insufficient income and in particular the continued inflationary pressure.

At the heart of retirement poverty is a fundamental issue: cash flow and savings.  Daily earners and small business owners in Nigeria often face volatile cash inflows, which make consistent savings difficult, if not impossible. Inflation, currently hovering in double digits in Nigeria, erodes whatever little savings many manage to accumulate.

For most people, survival takes precedence over long-term planning. Retirees who worked in the informal sector largely depend on adult children or extended family networks for support.

However, the erosion of traditional family structures, rural-urban migration, and economic hardships among younger generations have weakened this safety net. Considering the cost of living, rent, and transportation in a place like Lagos, Nigeria, there is no way a retiree can live comfortably without external support in the form of a constant cash flow.

When food prices, fuel costs, and rent increase unpredictably, any available cash is quickly consumed by urgent needs. The problem of retirement poverty in Nigeria and indeed Africa is fundamentally a cash flow problemat the individual, institutional, and national levels. Moreover, cash flow problems are not confined to individuals.

Governments across the continent are grappling with delayed salary payments, arrears, and underfunded pension systems. In South Africa, although the elderly grant system provides a little relief, it is facing increasing pressure as the number of beneficiaries rises.

In Africa’s most populous country, citizens ‘ daily survival takes precedence over long-term financial planning or retirement. Workers, especially those in informal sectors like retail, farming, trading, transport, and artisanry, earn irregular income, often paid in daily cash, with no access to structured savings or pension schemes.

You will agree with me that when income is uncertain and living expenses are rising, saving for retirement becomes a luxury that only a few can afford. More so, chronic cash flow challenges have turned retirement into a period of anxiety for millions. Yet this trend is growing without any succour in sight.

Without urgent intervention, the golden years risk becoming a generation’s greatest fear. Retirement security in Nigeria is not just about pension policies. When cash does not flow reliably into the hands of citizens, it cannot flow out to support them in old age. When individuals do not have consistent income, they cannot make consistent contributions. And when contributions are irregular, future retirement income becomes uncertain or non-existent.

Therefore, addressing retirement poverty and improving retirement security in Nigeria or Africa requires direct intervention in a meaningful way, such as by expanding pension schemes and financial access for informal workers, and providing social interventions.

More so, it is important to strengthen the awareness of pension schemes and their benefits, improve financial literacy at every level—individual, employer, and government, in particular on cash flow. Because the truth is simple: without cash flow, there is no retirement security. Only prolonged poverty will exist. Statistics and surveys have shown that poverty among older adults could worsen in a few years if the governments in Africado not address pension coverage issues. Good luck!

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Dr Timi Olubiyi is an Entrepreneurship and Business Management expert with a PhD in Business Administration from Babcock University, Nigeria. He is a prolific investment coach, author, columnist, seasoned scholar, Chartered Member of the Chartered Institute for Securities and Investment (CISI), and a Securities and Exchange Commission (SEC)-registered capital market operator. He can be reached on the Twitter handle @drtimiolubiyi and via email: [email protected], for any questions, reactions, and comments.

The opinions expressed in this article are those of the author, Dr Timi Olubiyi, and do not necessarily reflect the opinions of others.

By Victor Benjamin

Nigeria stands at a critical juncture in its journey towards providing adequate shelter for its burgeoning population. The stark reality of a 20 million unit housing deficit casts a long shadow, impacting not just individual well-being but also the nation’s socio-economic progress. Recognising the urgency and scale of this challenge, the administration of President Bola Tinubu has unveiled a comprehensive and ambitious strategy under the Renewed Hope Agenda, placing affordable housing within reach for millions of Nigerians. This multi-pronged approach, spearheaded by the Renewed Hope Housing Initiative and bolstered by innovative financing mechanisms, offers a beacon of optimism in a sector long plagued by systemic obstacles.

For too long, the dream of homeownership has remained elusive for a significant portion of the Nigerian populace. Several interconnected challenges have contributed to this protracted crisis. Sky-high property prices, often driven by land speculation and exorbitant construction costs, place housing far beyond the reach of average citizens. Compounding this issue is the underdeveloped state of the mortgage market. Access to long-term, affordable financing remains limited, with high interest rates and stringent eligibility criteria effectively excluding a vast majority of potential homeowners. The informal nature of a significant portion of the economy further complicates matters, as many individuals lack the formal employment and consistent income streams often required by traditional mortgage lenders.

Furthermore, infrastructural deficits across the country exacerbate the housing problem. Inadequate road networks, unreliable power supply, and limited access to clean water and sanitation not only make new developments more expensive but also detract from the quality of life in existing residential areas. The bureaucratic hurdles and complexities associated with land titling and approvals also contribute to delays and increased costs for developers, ultimately impacting affordability for buyers.

Against this backdrop of formidable challenges, the Renewed Hope Housing Initiative emerges as a significant and potentially transformative intervention. Its three core components – the Renewed Hope Social Housing Programme, the Renewed Hope Housing Estates, and the Renewed Hope Cities – are strategically designed to cater to different segments of the population and leverage diverse funding models.

The Renewed Hope Social Housing Programme, with its ambitious goal of constructing 100 units in each of the 774 local government areas within a year of launch, directly addresses the needs of the most vulnerable. By earmarking 80% of these homes for local residents earning a living wage, with monthly contributions capped at a third of their income, the program prioritises affordability and accessibility for low-income earners. The allocation of the remaining 20% to the most vulnerable citizens, free of charge, underscores a commitment to social inclusion and providing a safety net for those most in need. The inclusion of essential amenities like schools, clinics, and security outposts within these estates further enhances their liveability and fosters community development.

The Renewed Hope Housing Estates, targeting state capitals with a plan to build 250 units in each of the 30 states, represent a crucial step towards providing more affordable housing options in urban centers. Leveraging government budgetary allocations, infrastructure subsidies, and free land from state governments allows for significantly lower pricing, with one-bedroom apartments ranging between N8 million and N9 million. This initiative aims to bridge the gap for individuals and families with modest incomes who aspire to homeownership in urban areas.

The Renewed Hope Cities, developed through Public-Private Partnerships in seven strategic locations, tap into private sector expertise and capital to deliver large-scale housing projects. While the resulting prices are higher, reflecting the private developers’ investment in land and infrastructure, these cities are expected to offer a wider range of housing options and contribute significantly to reducing the overall housing deficit. The ongoing construction of 3,500 units in Lagos and Kano demonstrates the tangible progress being made under this component.

Complementing these direct housing programs is the Ministry of Finance Incorporated Real Estate Investment Fund (MREIF), a critical enabler for sustainable and affordable housing finance. The successful pilot fundraising, securing N250 billion, underscores the confidence of institutional investors in this innovative approach. MREIF’s ability to provide long-term, low-cost mortgage financing at interest rates as low as 12% with extended repayment tenors up to 20 years directly tackles one of the most significant barriers to homeownership in Nigeria. Furthermore, by offering off-take guarantees to developers, MREIF helps de-risk large-scale projects and unlock crucial financing. The integration of MREIF with commercial banks, mortgage providers, and developers promises to create a more robust and efficient housing finance ecosystem.

The vision underpinning the Renewed Hope Housing Initiative is one of a Nigeria where decent and affordable housing is not a privilege but a right accessible to all citizens. By adopting a multi-pronged approach that addresses the diverse needs of the population and leverages both public and private sector resources, the government aims to not only bridge the housing deficit but also stimulate economic growth, create jobs, and foster social stability. Empowering low-income earners with affordable housing options can improve their quality of life, provide a foundation for wealth building, and contribute to a more equitable society. Similarly, enabling middle-income families to access affordable mortgages can unlock their economic potential and contribute to overall national development.

While the Renewed Hope Housing Initiative holds immense promise, its success will hinge on effective implementation, transparency, and sustained commitment. Addressing the underlying challenges of land administration, infrastructure development, and bureaucratic efficiency will be crucial for ensuring the long-term sustainability and impact of these programs. Nevertheless, the bold vision and the comprehensive strategy embodied in the Renewed Hope Agenda offer a renewed sense of optimism that Nigeria is finally embarking on a transformative journey towards housing its citizens and building a more prosperous and inclusive future.

Victor Benjamin is the West/South South Director for YP4T