-- Kigali Yacu Properties — Database Schema + Seed Data
-- Import via: mysql -u root -p < sql/schema.sql   (or through phpMyAdmin)

CREATE DATABASE IF NOT EXISTS kigaliyacu CHARACTER SET utf8mb4 COLLATE utf8mb4_unicode_ci;
USE kigaliyacu;

-- ---------------------------------------------------------------
-- Agents
-- ---------------------------------------------------------------
CREATE TABLE agents (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  name VARCHAR(120) NOT NULL,
  title VARCHAR(160) NOT NULL,
  phone VARCHAR(40) NOT NULL,
  whatsapp VARCHAR(40) NOT NULL,
  email VARCHAR(160) NOT NULL,
  photo VARCHAR(255) NOT NULL,
  bio TEXT,
  sort_order INT DEFAULT 0
) ENGINE=InnoDB;

INSERT INTO agents (name, title, phone, whatsapp, email, photo, bio, sort_order) VALUES
('Aline Umutoni', 'Senior Luxury Advisor', '+250 788 217102', '250788217102', 'aline@kigaliyacuproperty.co.rw', '', 'Aline has guided over 200 families and investors through Kigali''s prime neighbourhoods, specialising in Nyarutarama and Kimihurura estates.', 1),
('Eric Mugisha', 'Head of Investment Sales', '+250 788 217103', '250788217103', 'eric@kigaliyacuproperty.co.rw', '', 'Eric leads our commercial and land portfolio, advising diaspora and institutional investors on high-yield acquisitions across Kigali.', 2),
('Diane Ingabire', 'Client Relations Director', '+250 788 217104', '250788217104', 'diane@kigaliyacuproperty.co.rw', '', 'Diane manages the concierge experience for VIP buyers, from private viewings to relocation support for returning Rwandans.', 3),
('Patrick Habimana', 'Buy & Build Consultant', '+250 788 217105', '250788217105', 'patrick@kigaliyacuproperty.co.rw', '', 'Patrick oversees custom-build projects, coordinating architects and contractors for clients building on their own land.', 4);

-- ---------------------------------------------------------------
-- Property categories
-- ---------------------------------------------------------------
CREATE TABLE property_categories (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  name VARCHAR(80) NOT NULL,
  slug VARCHAR(80) NOT NULL UNIQUE,
  icon VARCHAR(40) NOT NULL DEFAULT 'home',
  description VARCHAR(255),
  sort_order INT DEFAULT 0
) ENGINE=InnoDB;

INSERT INTO property_categories (name, slug, icon, description, sort_order) VALUES
('Modern Villas', 'modern-villas', 'villa', 'Architect-designed villas with private pools and landscaped gardens.', 1),
('Family Houses', 'family-houses', 'house', 'Spacious family homes in secure, established neighbourhoods.', 2),
('Townhouses', 'townhouses', 'townhouse', 'Contemporary townhouse living within gated communities.', 3),
('Apartments', 'apartments', 'apartment', 'Serviced and unserviced apartments in central Kigali.', 4),
('Penthouses', 'penthouses', 'penthouse', 'Top-floor residences with panoramic city and hill views.', 5),
('Duplexes', 'duplexes', 'duplex', 'Dual-level homes balancing space, privacy and value.', 6),
('Office Space', 'office-space', 'office', 'Grade-A office suites and floors for growing businesses.', 7),
('Retail Space', 'retail-space', 'retail', 'High-footfall commercial units in prime trading corridors.', 8),
('Hotels & Hospitality', 'hotels-hospitality', 'hotel', 'Hospitality assets and serviced-apartment developments.', 9),
('Warehouses & Industrial', 'warehouses-industrial', 'warehouse', 'Logistics, storage and light-industrial facilities.', 10),
('Residential Land', 'residential-land', 'land', 'Serviced plots ready for construction in prime sectors.', 11),
('Development Land', 'development-land', 'development', 'Larger parcels suited to estate and multi-unit development.', 12),
('Agricultural Land', 'agricultural-land', 'agriculture', 'Fertile land for agribusiness and countryside retreats.', 13),
('Commercial Buildings', 'commercial-buildings', 'commercial', 'Free-standing commercial buildings for owner-occupiers or lease.', 14);

-- ---------------------------------------------------------------
-- Districts / Investment Locations
-- ---------------------------------------------------------------
CREATE TABLE districts (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  name VARCHAR(80) NOT NULL,
  slug VARCHAR(80) NOT NULL UNIQUE,
  summary VARCHAR(255),
  description TEXT,
  hero_image VARCHAR(255),
  avg_price_indicator VARCHAR(80),
  growth_indicator VARCHAR(80),
  lat DECIMAL(10,7),
  lng DECIMAL(10,7),
  sort_order INT DEFAULT 0
) ENGINE=InnoDB;

INSERT INTO districts (name, slug, summary, description, hero_image, avg_price_indicator, growth_indicator, lat, lng, sort_order) VALUES
('Nyarutarama', 'nyarutarama', 'Kigali''s premier diplomatic and golf-estate address.', 'Home to the Kigali Golf Club and a cluster of embassies, Nyarutarama is Rwanda''s most established luxury enclave. Expect gated villas, mature landscaping and some of the city''s highest resale values.', 'assets/images/districts/nyarutarama.jpg', 'Premium', 'Stable, high demand', -1.9366, 30.1076, 1),
('Kimihurura', 'kimihurura', 'Central, walkable, and the heart of Kigali''s embassy row.', 'Minutes from the Kigali Convention Centre, Kimihurura blends boutique apartments, townhouses and diplomatic residences with easy access to restaurants, galleries and nightlife.', 'assets/images/districts/kimihurura.jpg', 'High', 'Strong appreciation', -1.9500, 30.0919, 2),
('Kibagabaga', 'kibagabaga', 'Family-friendly suburb with fast-growing infrastructure.', 'Kibagabaga offers larger plot sizes and quieter streets while remaining close to international schools, making it a favourite for families and returning diaspora.', 'assets/images/districts/kibagabaga.jpg', 'Mid to High', 'Rising', -1.9280, 30.1150, 3),
('Kacyiru', 'kacyiru', 'Government and business district with strong rental demand.', 'Kacyiru houses key government institutions and corporate headquarters, driving consistent demand for executive apartments and office space.', 'assets/images/districts/kacyiru.jpg', 'High', 'Stable', -1.9436, 30.0827, 4),
('Rebero', 'rebero', 'Hilltop views and Kigali''s newest luxury frontier.', 'Rebero''s elevated position delivers sweeping views over the city, attracting a new wave of architect-led villas and boutique developments.', 'assets/images/districts/rebero.jpg', 'Premium', 'Fast-emerging', -1.9930, 30.1080, 5),
('Gacuriro', 'gacuriro', 'Planned-community living with resort-style amenities.', 'Gacuriro''s master-planned estates combine landscaped common areas, shared pools and modern townhouses aimed at young families and professionals.', 'assets/images/districts/gacuriro.jpg', 'Mid to High', 'Rising', -1.9092, 30.0930, 6),
('Kanombe', 'kanombe', 'Airport-adjacent growth corridor for land and development.', 'Close to Kigali International Airport and the new Bugesera corridor, Kanombe is attracting land investors positioning ahead of infrastructure expansion.', 'assets/images/districts/kanombe.jpg', 'Affordable to Mid', 'High growth potential', -1.9686, 30.1395, 7),
('Kimironko', 'kimironko', 'Vibrant, well-connected and investor-friendly.', 'Anchored by one of Kigali''s largest markets, Kimironko offers strong rental yields for apartments and family houses close to transport links.', 'assets/images/districts/kimironko.jpg', 'Mid', 'Steady demand', -1.9439, 30.1194, 8),
('Gisozi', 'gisozi', 'Emerging residential hub north of the city centre.', 'Gisozi''s improving road network and proximity to the CBD make it an increasingly popular choice for first-time buyers and young professionals.', 'assets/images/districts/gisozi.jpg', 'Affordable to Mid', 'Rising', -1.9280, 30.0640, 9),
('Bugesera', 'bugesera', 'Rwanda''s next major growth zone around the new international airport.', 'With the Bugesera International Airport under development, this district offers the country''s most compelling long-term land appreciation story.', 'assets/images/districts/bugesera.jpg', 'Affordable', 'Highest long-term upside', -2.2167, 30.2833, 10);

-- ---------------------------------------------------------------
-- Properties
-- ---------------------------------------------------------------
CREATE TABLE properties (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  title VARCHAR(180) NOT NULL,
  slug VARCHAR(180) NOT NULL UNIQUE,
  status ENUM('sale','rent') NOT NULL,
  category_id INT UNSIGNED NOT NULL,
  district_id INT UNSIGNED NOT NULL,
  sector VARCHAR(120),
  neighborhood VARCHAR(120),
  address VARCHAR(255),
  price DECIMAL(14,2) NOT NULL,
  currency VARCHAR(10) NOT NULL DEFAULT 'RWF',
  price_period ENUM('month','year','') NOT NULL DEFAULT '',
  bedrooms SMALLINT UNSIGNED DEFAULT 0,
  bathrooms SMALLINT UNSIGNED DEFAULT 0,
  land_size_sqm INT UNSIGNED DEFAULT 0,
  building_size_sqm INT UNSIGNED DEFAULT 0,
  short_description VARCHAR(255),
  description TEXT,
  features TEXT,
  amenities TEXT,
  investment_score TINYINT UNSIGNED DEFAULT 70,
  estimated_rent DECIMAL(14,2) DEFAULT NULL,
  lat DECIMAL(10,7),
  lng DECIMAL(10,7),
  video_url VARCHAR(255),
  tour_360_url VARCHAR(255),
  is_featured TINYINT(1) DEFAULT 0,
  is_new TINYINT(1) DEFAULT 0,
  agent_id INT UNSIGNED,
  meta_title VARCHAR(180),
  meta_description VARCHAR(255),
  created_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP,
  updated_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP ON UPDATE CURRENT_TIMESTAMP,
  FOREIGN KEY (category_id) REFERENCES property_categories(id),
  FOREIGN KEY (district_id) REFERENCES districts(id),
  FOREIGN KEY (agent_id) REFERENCES agents(id)
) ENGINE=InnoDB;

INSERT INTO properties
(title, slug, status, category_id, district_id, sector, neighborhood, address, price, currency, price_period, bedrooms, bathrooms, land_size_sqm, building_size_sqm, short_description, description, features, amenities, investment_score, estimated_rent, lat, lng, video_url, is_featured, is_new, agent_id, meta_title, meta_description) VALUES

('Villa Amahoro — Contemporary 5-Bedroom Estate', 'villa-amahoro-nyarutarama', 'sale', 1, 1, 'Remera', 'Nyarutarama Golf Estate', 'Nyarutarama, Gasabo, Kigali', 850000000.00, 'RWF', '', 5, 6, 900, 620, 'A gated architectural statement overlooking the Kigali Golf Club fairways.', 'Set within the manicured grounds of Nyarutarama Golf Estate, Villa Amahoro pairs clean contemporary architecture with warm Rwandan materials — volcanic stone, iroko timber and hand-finished terrazzo. Floor-to-ceiling glazing frames golf-course views from an open-plan living and dining wing, while a rooftop terrace and infinity-edge pool complete the entertaining spaces. Five en-suite bedrooms, a home office, staff quarters and a three-car garage make this a rare turn-key luxury offering for executives and diplomats.', '["Infinity pool","Rooftop entertaining terrace","Home office / study","Staff quarters","Solar backup power","Borehole water supply","Smart home lighting & security","3-car garage"]', '["24/7 gated security","Backup generator","CCTV surveillance","Landscaped garden","Servant quarters","Solar water heating"]', 92, 3800000.00, -1.9358, 30.1082, '', 1, 1, 1, 'Villa Amahoro — 5-Bedroom Luxury Estate in Nyarutarama, Kigali', 'A gated 5-bedroom architectural villa with infinity pool overlooking Kigali Golf Club. View pricing, gallery and schedule a private tour.'),

('The Kibagabaga Family Residence', 'kibagabaga-family-residence', 'sale', 2, 3, 'Kibagabaga', 'Kibagabaga Hill', 'Kibagabaga, Gasabo, Kigali', 320000000.00, 'RWF', '', 4, 4, 500, 340, 'A warm, light-filled family home minutes from international schools.', 'Designed for family life, this four-bedroom home sits on a quiet cul-de-sac close to Kigali International Community School. A large kitchen opens onto a covered veranda and garden play area, with a separate living wing giving parents and children room to breathe. The compound includes a small guest cottage, ideal for visiting family or live-in staff.', '["Covered veranda","Guest cottage","Fitted kitchen with island","Study nook","Rainwater harvesting","Double garage"]', '["Perimeter wall & gate","Garden & play area","Water storage tank","Solar water heating"]', 84, 1600000.00, -1.9265, 30.1163, '', 1, 0, 1, 'Kibagabaga Family Residence — 4-Bedroom House for Sale, Kigali', 'A 4-bedroom family home with guest cottage and garden in Kibagabaga, near top international schools. Enquire or schedule a viewing today.'),

('Kimihurura Diplomatic Townhouse', 'kimihurura-diplomatic-townhouse', 'rent', 3, 2, 'Kimihurura', 'Embassy Row', 'Kimihurura, Gasabo, Kigali', 1800000.00, 'RWF', 'month', 3, 3, 260, 210, 'Fully-furnished townhouse walking distance to embassies and fine dining.', 'This fully-furnished three-bedroom townhouse sits inside a small, secure compound in Kimihurura''s embassy district. Interiors are finished to an international standard with imported fittings, a compact home gym nook and a private courtyard. Ideal for diplomats, NGO country directors and corporate tenants seeking a turn-key lease.', '["Fully furnished","Private courtyard","Home gym nook","High-speed fibre pre-installed","Covered parking (2 cars)"]', '["24/7 security","Shared compound garden","Generator backup","Fibre internet ready"]', 88, NULL, -1.9512, 30.0904, '', 1, 1, 3, 'Kimihurura Diplomatic Townhouse for Rent — Furnished 3-Bedroom', 'Fully-furnished 3-bedroom townhouse for rent in Kimihurura''s embassy district. Ideal for diplomats and corporate tenants. Enquire now.'),

('Rebero Hilltop Villa with Panoramic Views', 'rebero-hilltop-villa', 'sale', 1, 5, 'Kicukiro', 'Rebero Heights', 'Rebero, Kicukiro, Kigali', 1150000000.00, 'RWF', '', 6, 7, 1200, 780, 'A statement hilltop villa with uninterrupted views across the Kigali skyline.', 'Perched on Rebero''s ridge line, this six-bedroom villa was designed around its panorama — every principal room opens onto glazed terraces facing the city. A cantilevered pool, wine cellar, cinema room and separate guest pavilion make this one of Kigali''s most ambitious private residences, suited to owners who entertain at scale.', '["Cantilevered infinity pool","Private cinema room","Wine cellar","Guest pavilion","Elevator","5-car garage court"]', '["24/7 manned security","Smart home automation","Solar power system","Backup borehole","Landscaped terraced gardens"]', 95, 5200000.00, -1.9928, 30.1077, '', 1, 1, 2, 'Rebero Hilltop Villa — 6-Bedroom Luxury Home with City Views', 'An exceptional 6-bedroom hilltop villa in Rebero with cinema room, wine cellar and panoramic Kigali views. Arrange a private viewing.'),

('Gacuriro Modern Townhouse Estate', 'gacuriro-modern-townhouse', 'sale', 3, 6, 'Gacuriro', 'Gacuriro Estate', 'Gacuriro, Gasabo, Kigali', 210000000.00, 'RWF', '', 3, 3, 300, 190, 'Resort-style townhouse living with shared pool and landscaped grounds.', 'Part of a master-planned gated community, this three-bedroom townhouse gives buyers access to a shared swimming pool, clubhouse and children''s play area without the maintenance burden of a standalone villa — an efficient entry point into Gasabo''s fastest-growing residential estate.', '["Shared community pool","Clubhouse access","Private courtyard garden","Fitted kitchen","Covered parking"]', '["Gated estate security","Children''s play area","Estate management & maintenance","Backup water supply"]', 80, 1100000.00, -1.9088, 30.0925, '', 0, 1, 3, 'Gacuriro Modern Townhouse — 3-Bedroom Estate Home for Sale', '3-bedroom townhouse in the gated Gacuriro Estate with shared pool and clubhouse. A smart entry point into Kigali''s planned communities.'),

('Kacyiru Executive Apartment', 'kacyiru-executive-apartment', 'rent', 4, 4, 'Kacyiru', 'Kacyiru Business District', 'Kacyiru, Gasabo, Kigali', 950000.00, 'RWF', 'month', 2, 2, 0, 130, 'Serviced two-bedroom apartment in Kigali''s corporate and government hub.', 'Located minutes from ministries, embassies and corporate headquarters, this serviced two-bedroom apartment suits executives who want a low-maintenance base close to work. The building includes a rooftop lounge, gym and 24-hour concierge.', '["Serviced apartment","Rooftop lounge","Fitted wardrobes","High-speed internet ready","Covered parking"]', '["24-hour concierge","Building gym","Elevator access","Backup power & water"]', 82, NULL, -1.9441, 30.0831, '', 0, 0, 4, 'Kacyiru Executive Apartment for Rent — Serviced 2-Bedroom', 'Serviced 2-bedroom executive apartment for rent in Kacyiru with rooftop lounge, gym and 24-hour concierge. Enquire today.'),

('Kimironko Rental Income Apartment Block', 'kimironko-income-apartment-block', 'sale', 4, 8, 'Kimironko', 'Near Kimironko Market', 'Kimironko, Gasabo, Kigali', 480000000.00, 'RWF', '', 8, 8, 450, 620, 'An 8-unit income-generating apartment block with strong occupancy history.', 'A purpose-built block of eight self-contained one-and-two-bedroom units, fully tenanted with a stable rental history close to Kimironko market and transport links. A straightforward, cash-flowing acquisition for investors seeking diversified rental income within the city.', '["8 self-contained units","On-site caretaker room","Shared laundry court","Perimeter security wall","Ample tenant parking"]', '["Gated compound","Water storage tanks","Backup borehole","CCTV at entrances"]', 90, 6400000.00, -1.9435, 30.1201, '', 1, 0, 2, 'Kimironko 8-Unit Income Apartment Block for Sale', 'A fully-tenanted 8-unit apartment block near Kimironko market with strong rental yield. Request the income statement and schedule a viewing.'),

('Kanombe Serviced Residential Plot', 'kanombe-serviced-plot-500sqm', 'sale', 11, 7, 'Kanombe', 'Kanombe Airport Corridor', 'Kanombe, Kicukiro, Kigali', 45000000.00, 'RWF', '', 0, 0, 500, 0, 'A serviced 500 sqm plot positioned along Kigali''s airport growth corridor.', 'This titled, serviced plot sits along the Kanombe growth corridor connecting central Kigali to the airport and the Bugesera expressway — an area seeing accelerating land appreciation as infrastructure investment continues. Road access, electricity and water connections are in place, ready for immediate construction.', '["Titled land (Ownership document ready)","Road frontage","Electricity connection nearby","Water connection nearby","Flat, buildable terrain"]', '["Perimeter beacons confirmed","Accessible year-round road"]', 78, NULL, -1.9679, 30.1401, '', 0, 1, 2, 'Kanombe Serviced Plot — 500 sqm Titled Land for Sale', 'Titled 500 sqm serviced plot for sale in the Kanombe airport growth corridor. Ideal for construction or land-banking. Enquire now.'),

('Gisozi Development Land — 2,000 sqm', 'gisozi-development-land-2000sqm', 'sale', 12, 9, 'Gisozi', 'Gisozi Ridge', 'Gisozi, Gasabo, Kigali', 180000000.00, 'RWF', '', 0, 0, 2000, 0, 'A 2,000 sqm parcel suited to a multi-unit residential development.', 'Zoned for medium-density residential use, this 2,000 sqm parcel on Gisozi Ridge offers developers a rare central-Kigali footprint suitable for an apartment block, townhouse cluster or gated estate, with city views and straightforward road access.', '["Zoned for medium-density residential","City-view elevation","Road access on two sides","Flat-to-gently-sloping terrain"]', '["Survey & title documents available","Feasibility study available on request"]', 85, NULL, -1.9276, 30.0645, '', 1, 0, 2, 'Gisozi Development Land — 2,000 sqm for Sale, Kigali', '2,000 sqm zoned development land on Gisozi Ridge, suited to an apartment or townhouse project. Request the feasibility pack.'),

('Bugesera Investment Land Near New Airport', 'bugesera-airport-investment-land', 'sale', 13, 10, 'Bugesera', 'Airport Growth Corridor', 'Bugesera District, Eastern Province', 8500000.00, 'RWF', '', 0, 0, 1000, 0, 'A 1,000 sqm land-banking opportunity near the future Bugesera International Airport.', 'Positioned within the planned growth radius of Bugesera International Airport, this 1,000 sqm parcel represents an early-stage land-banking opportunity in what is expected to become Rwanda''s next major commercial and residential frontier. Suitable for long-term hold or agricultural use pending development.', '["Flat, workable land","Road proximity","Near planned airport infrastructure","Suitable for agriculture or future development"]', '["Title in process (details on request)"]', 96, NULL, -2.2140, 30.2810, '', 1, 1, 4, 'Bugesera Land for Sale Near New International Airport', 'Land-banking opportunity: 1,000 sqm near the future Bugesera International Airport, Rwanda''s next growth frontier. Enquire for title details.'),

('Kimihurura Penthouse with City Skyline Views', 'kimihurura-skyline-penthouse', 'sale', 5, 2, 'Kimihurura', 'Kimihurura Ridge', 'Kimihurura, Gasabo, Kigali', 620000000.00, 'RWF', '', 3, 3, 0, 280, 'A top-floor penthouse with wraparound terraces over the Kigali skyline.', 'Occupying the top floor of a boutique residence, this penthouse wraps a full-width terrace around the living and primary suite, framing sunset views over central Kigali. Double-height ceilings, imported stone finishes and a private elevator lobby complete a residence built for entertaining.', '["Wraparound terrace","Private elevator lobby","Double-height living ceiling","Imported stone finishes","2 dedicated parking bays"]', '["Building security & concierge","Backup generator","Rooftop water tank","Fibre internet ready"]', 89, 2600000.00, -1.9498, 30.0912, '', 1, 0, 1, 'Kimihurura Penthouse for Sale — Skyline Views, 3 Bedrooms', 'A 3-bedroom penthouse in Kimihurura with wraparound terrace and skyline views. Arrange a private viewing with our luxury advisors.'),

('Kacyiru Grade-A Office Floor', 'kacyiru-grade-a-office-floor', 'rent', 7, 4, 'Kacyiru', 'Kacyiru Business Park', 'Kacyiru, Gasabo, Kigali', 12000.00, 'RWF', 'month', 0, 2, 0, 480, 'A 480 sqm Grade-A office floor ready for corporate fit-out.', 'This full office floor within a modern business park offers open-plan flexibility, backup power, high-speed fibre and structured cabling — priced per square metre and ready for a corporate tenant''s custom fit-out.', '["Open-plan floor plate","Raised access flooring","Structured cabling","Passenger & goods lifts","On-site parking"]', '["24/7 security","Backup generator","Fibre internet","Building management system"]', 83, NULL, -1.9438, 30.0835, '', 0, 0, 2, 'Kacyiru Grade-A Office Floor for Rent — 480 sqm', 'Grade-A 480 sqm office floor for rent in Kacyiru business park, ready for corporate fit-out. Contact our commercial team for terms.'),

('Kimironko Retail Frontage Unit', 'kimironko-retail-frontage-unit', 'rent', 8, 8, 'Kimironko', 'Kimironko Main Road', 'Kimironko, Gasabo, Kigali', 1400000.00, 'RWF', 'month', 0, 1, 0, 110, 'High-footfall retail unit facing Kimironko''s main commercial strip.', 'Positioned directly on Kimironko''s busiest trading road, this 110 sqm retail unit suits F&B, retail or banking-hall tenants seeking maximum daily footfall and vehicle visibility.', '["Main-road frontage","Roller-shutter security door","Customer parking bays","Signage-ready facade"]', '["24/7 street security patrol","Public transport access","Backup power available"]', 81, NULL, -1.9441, 30.1198, '', 0, 0, 3, 'Kimironko Retail Unit for Rent — Main Road Frontage', '110 sqm high-footfall retail unit for rent on Kimironko''s main commercial road. Ideal for retail, F&B or banking-hall tenants.');

-- ---------------------------------------------------------------
-- Property images (Unsplash-sourced, self-hosted under assets/images/properties)
-- ---------------------------------------------------------------
CREATE TABLE property_images (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  property_id INT UNSIGNED NOT NULL,
  image_path VARCHAR(255) NOT NULL,
  alt_text VARCHAR(255),
  sort_order INT DEFAULT 0,
  FOREIGN KEY (property_id) REFERENCES properties(id) ON DELETE CASCADE
) ENGINE=InnoDB;

INSERT INTO property_images (property_id, image_path, alt_text, sort_order) VALUES
(1, 'assets/images/properties/villa-ext-a.jpg', 'Villa Amahoro exterior at dusk in Nyarutarama', 1),
(1, 'assets/images/properties/interior-living-1.jpg', 'Villa Amahoro open-plan living room', 2),
(1, 'assets/images/properties/interior-kitchen-1.jpg', 'Villa Amahoro fitted kitchen', 3),
(1, 'assets/images/properties/villa-ext-g.jpg', 'Villa Amahoro poolside terrace', 4),
(1, 'assets/images/properties/interior-bedroom-1.jpg', 'Villa Amahoro primary bedroom', 5),

(2, 'assets/images/properties/villa-ext-b.jpg', 'Kibagabaga Family Residence exterior', 1),
(2, 'assets/images/properties/interior-living-2.jpg', 'Kibagabaga Family Residence living room', 2),
(2, 'assets/images/properties/interior-kitchen-1.jpg', 'Kibagabaga Family Residence kitchen', 3),
(2, 'assets/images/properties/interior-dining-1.jpg', 'Kibagabaga Family Residence dining area', 4),

(3, 'assets/images/properties/villa-ext-c.jpg', 'Kimihurura Diplomatic Townhouse exterior', 1),
(3, 'assets/images/properties/interior-living-3.jpg', 'Kimihurura Diplomatic Townhouse living room', 2),
(3, 'assets/images/properties/interior-bedroom-1.jpg', 'Kimihurura Diplomatic Townhouse bedroom', 3),
(3, 'assets/images/properties/interior-bathroom-1.jpg', 'Kimihurura Diplomatic Townhouse bathroom', 4),

(4, 'assets/images/properties/villa-ext-d.jpg', 'Rebero Hilltop Villa exterior', 1),
(4, 'assets/images/properties/villa-ext-g.jpg', 'Rebero Hilltop Villa pool', 2),
(4, 'assets/images/properties/interior-living-1.jpg', 'Rebero Hilltop Villa living room', 3),
(4, 'assets/images/properties/interior-kitchen-1.jpg', 'Rebero Hilltop Villa kitchen', 4),
(4, 'assets/images/properties/interior-bathroom-1.jpg', 'Rebero Hilltop Villa bathroom', 5),

(5, 'assets/images/properties/villa-ext-e.jpg', 'Gacuriro Modern Townhouse exterior', 1),
(5, 'assets/images/properties/interior-living-2.jpg', 'Gacuriro Modern Townhouse living room', 2),
(5, 'assets/images/properties/interior-dining-1.jpg', 'Gacuriro Modern Townhouse dining area', 3),

(6, 'assets/images/properties/villa-ext-f.jpg', 'Kacyiru Executive Apartment exterior', 1),
(6, 'assets/images/properties/interior-living-3.jpg', 'Kacyiru Executive Apartment living room', 2),
(6, 'assets/images/properties/interior-kitchen-1.jpg', 'Kacyiru Executive Apartment kitchen', 3),

(7, 'assets/images/properties/villa-ext-g.jpg', 'Kimironko income apartment block exterior', 1),
(7, 'assets/images/properties/villa-ext-a.jpg', 'Kimironko income apartment block courtyard', 2),
(7, 'assets/images/properties/interior-dining-1.jpg', 'Kimironko income apartment block unit interior', 3),

(8, 'assets/images/properties/land-1.jpg', 'Kanombe serviced plot', 1),
(8, 'assets/images/properties/land-2.jpg', 'Kanombe serviced plot wide view', 2),

(9, 'assets/images/properties/land-2.jpg', 'Gisozi development land', 1),
(9, 'assets/images/properties/land-1.jpg', 'Gisozi development land wide view', 2),

(10, 'assets/images/properties/land-1.jpg', 'Bugesera investment land', 1),
(10, 'assets/images/properties/land-2.jpg', 'Bugesera investment land wide view', 2),

(11, 'assets/images/properties/villa-ext-e.jpg', 'Kimihurura Skyline Penthouse building', 1),
(11, 'assets/images/properties/interior-living-2.jpg', 'Kimihurura Skyline Penthouse living room', 2),
(11, 'assets/images/properties/interior-bedroom-1.jpg', 'Kimihurura Skyline Penthouse bedroom', 3),
(11, 'assets/images/properties/interior-bathroom-1.jpg', 'Kimihurura Skyline Penthouse bathroom', 4),

(12, 'assets/images/properties/office-ext-1.jpg', 'Kacyiru Grade-A office building exterior', 1),
(12, 'assets/images/properties/office-interior-1.jpg', 'Kacyiru Grade-A office floor interior', 2),

(13, 'assets/images/properties/office-interior-1.jpg', 'Kimironko retail unit interior', 1),
(13, 'assets/images/properties/office-ext-1.jpg', 'Kimironko retail frontage building', 2);

-- ---------------------------------------------------------------
-- Property documents (floor plans, brochures)
-- ---------------------------------------------------------------
CREATE TABLE property_documents (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  property_id INT UNSIGNED NOT NULL,
  title VARCHAR(160) NOT NULL,
  file_path VARCHAR(255) NOT NULL,
  FOREIGN KEY (property_id) REFERENCES properties(id) ON DELETE CASCADE
) ENGINE=InnoDB;

-- ---------------------------------------------------------------
-- Blog / News (shared table, distinguished by `type`)
-- ---------------------------------------------------------------
CREATE TABLE blog_posts (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  type ENUM('article','news') NOT NULL DEFAULT 'article',
  title VARCHAR(200) NOT NULL,
  slug VARCHAR(200) NOT NULL UNIQUE,
  category VARCHAR(80),
  excerpt VARCHAR(300),
  content LONGTEXT NOT NULL,
  cover_image VARCHAR(255),
  author VARCHAR(120) DEFAULT 'Kigali Yacu Properties',
  meta_title VARCHAR(180),
  meta_description VARCHAR(255),
  published_at DATETIME NOT NULL,
  created_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP
) ENGINE=InnoDB;

INSERT INTO blog_posts (type, title, slug, category, excerpt, content, cover_image, author, meta_title, meta_description, published_at) VALUES

('article', 'I Live Abroad — Can I Buy Property in Rwanda? A Diaspora Buyer’s Guide', 'diaspora-buying-guide-rwanda', 'Buying Guides', 'Everything Rwandan diaspora and international buyers need to know about ownership rights, remote transactions and the step-by-step legal process.', '<p>Every month, our advisors field the same question from a caller in Brussels, Nairobi, Toronto or London: <em>"I live abroad — can I actually buy property in Rwanda, and can I do it without flying home?"</em> The short answer is yes. Rwanda has one of the most open property markets in the region for both diaspora Rwandans and foreign nationals, and a well-run transaction can be completed almost entirely by proxy. Here is exactly how the process works.</p>

<h2>Who can legally own property in Rwanda?</h2>
<p>Rwandan citizens, including dual nationals living abroad, can own both land and buildings outright with no restrictions. Foreign nationals — including non-Rwandan spouses, investors and companies — can own buildings and apartments outright, and can hold land under long-term leasehold, typically structured for up to 99 years and renewable. In practice, this means the overwhelming majority of listings on this platform are fully accessible to diaspora and foreign buyers alike.</p>

<h2>Do I need to be physically present to buy?</h2>
<p>No. The standard structure for a remote purchase is a notarised Power of Attorney (PoA), signed at a Rwandan embassy, consulate or local notary in your country of residence, authorising a trusted representative — often a family member or your buyer’s advisor at Kigali Yacu Properties — to sign the sale agreement and complete registration on your behalf. We routinely close purchases for clients who never set foot in Rwanda during the transaction, using video-call viewings, digital document sharing and secure international bank transfers.</p>

<h2>Step-by-step: the remote purchase process</h2>
<ul>
<li><strong>1. Shortlist and virtual viewing.</strong> We schedule a live video walkthrough of any listing, plus send full galleries, floor plans and neighbourhood data.</li>
<li><strong>2. Offer and reservation.</strong> A reservation deposit (typically 10%) secures the property while due diligence is completed.</li>
<li><strong>3. Title and due diligence.</strong> Our team verifies the title at the Rwanda Land Management and Use Authority (RLMUA), confirming there are no encumbrances, disputes or unpaid land taxes.</li>
<li><strong>4. Power of Attorney.</strong> You sign a notarised PoA at your nearest Rwandan embassy or a local notary, then courier the original to us.</li>
<li><strong>5. Sale agreement and notarisation.</strong> Your representative signs the sale agreement before a Rwandan notary.</li>
<li><strong>6. Payment and transfer registration.</strong> Funds move via bank-to-bank transfer; the title transfer is lodged with RLMUA, typically completing within 2–4 weeks.</li>
<li><strong>7. Handover.</strong> We coordinate keys, utilities transfer, and — if requested — furnishing or property management before you arrive.</li>
</ul>

<h2>What documents will I need?</h2>
<p>A valid passport or national ID, proof of the source of funds (for anti-money-laundering compliance), and a notarised Power of Attorney if you are not signing in person. If you are financing the purchase, you will also need a mortgage pre-approval letter from a partner bank — see our <a href="/blog/mortgage-financing-guide-rwanda">complete mortgage financing guide</a> for details.</p>

<h2>Common concerns we hear from diaspora buyers</h2>
<p>Trust is the number one concern for anyone buying an ocean away from the property itself. We address this with independent title verification you can request in writing, transparent fee schedules with no hidden commissions, and — for larger transactions — the option to instruct your own independent Rwandan lawyer alongside our team. Many of our diaspora clients also opt into our property management service so their new home or rental unit is professionally maintained and tenanted from day one.</p>

<h2>Frequently asked questions</h2>
<p><strong>Can I use a mortgage from my country of residence?</strong> Some international banks will lend against Rwandan property, but most diaspora buyers either pay cash or use a Rwandan bank mortgage, which typically requires 20–30% down.</p>
<p><strong>Can I resell later without returning to Rwanda?</strong> Yes, the same Power of Attorney structure applies in reverse for a sale.</p>
<p><strong>How long does the whole process take?</strong> Straightforward cash purchases typically close in 3–6 weeks from reservation to registered title.</p>

<p>Ready to explore what is available? Browse our current <a href="/properties">property listings</a> or <a href="/vip-alerts">join our VIP Property Alerts</a> to be notified the moment a matching listing goes live.</p>', 'assets/images/blog/diaspora-guide.jpg', 'Kigali Yacu Properties', 'Can Diaspora Buy Property in Rwanda? Complete 2026 Guide', 'A step-by-step guide for Rwandan diaspora and foreign buyers on legally purchasing property in Rwanda remotely, including Power of Attorney and title transfer.', '2026-05-12 09:00:00'),

('article', 'Off-Plan vs. Completed Properties in Kigali: Which Investment Makes Sense in 2026?', 'off-plan-vs-completed-properties-kigali', 'Investing', 'A side-by-side comparison of pricing, risk and returns to help you decide between buying off-plan or buying a completed property in Kigali.', '<p>One of the most frequent decisions facing buyers in Kigali’s fast-growing market is whether to purchase a completed, move-in-ready property or to buy off-plan — reserving a unit before construction is finished, often at a discounted price. Both strategies can work well; the right choice depends on your timeline, risk tolerance and purpose for buying.</p>

<h2>What does "off-plan" actually mean?</h2>
<p>Buying off-plan means purchasing a unit in a development that is still under construction, usually against a staged payment schedule tied to construction milestones (foundation, structure, roofing, finishing, handover). Developers price off-plan units below projected completion value to secure early capital for construction.</p>

<h2>Price and returns comparison</h2>
<ul>
<li><strong>Off-plan pricing:</strong> Typically 10–20% below the equivalent completed-property value, with the discount narrowing as construction progresses.</li>
<li><strong>Completed property pricing:</strong> Reflects full market value today, with the ability to inspect, rent or occupy immediately.</li>
<li><strong>Capital appreciation:</strong> Off-plan buyers capture the "construction-phase" appreciation as the discount closes toward completion, on top of normal market growth.</li>
<li><strong>Cash flow:</strong> Completed properties can start generating rental income immediately; off-plan units generate no income until handover.</li>
</ul>

<h2>Risk factors to weigh</h2>
<p>Off-plan investing carries risks that a completed purchase does not: construction delays, developer financial difficulty, and the possibility that the finished product differs from the marketing materials. We mitigate this for clients by only marketing off-plan developments where we have personally verified the developer’s track record, land title, and construction financing, and where staged payments are tied to independently verified milestones rather than a fixed calendar.</p>

<h2>Which buyers suit each option?</h2>
<p>Off-plan tends to suit investors with a medium-term horizon (18 months or more), who are comfortable trading some certainty for a better entry price, and who do not need immediate rental income. Completed properties suit buyers who want to move in immediately, need rental income from day one, or simply prefer the certainty of inspecting exactly what they are purchasing.</p>

<h2>Due diligence checklist for off-plan purchases</h2>
<ul>
<li>Confirm the developer holds a clean, registered land title for the project site.</li>
<li>Request the construction permit and confirm it matches the marketed unit count and design.</li>
<li>Review the payment schedule against independently verified construction milestones, not calendar dates alone.</li>
<li>Ask for the names of at least two previously completed projects by the same developer.</li>
<li>Ensure the sale agreement specifies compensation if handover is delayed beyond an agreed grace period.</li>
</ul>

<h2>Our recommendation</h2>
<p>For most first-time buyers and diaspora clients prioritising certainty, we recommend starting with a completed property. For experienced investors comfortable with a longer horizon and seeking maximum capital growth, a carefully vetted off-plan opportunity can meaningfully outperform. Our investment advisors can model both scenarios against your specific budget and timeline — <a href="/contact">get in touch</a> for a tailored comparison.</p>

<h2>Frequently asked questions</h2>
<p><strong>Can I get a mortgage for an off-plan property?</strong> Some Rwandan banks offer construction-linked mortgages, though terms are typically stricter than for completed properties.</p>
<p><strong>What happens if the developer misses the handover date?</strong> A well-drafted sale agreement should specify penalty clauses; we review this for every off-plan listing we market.</p>', 'assets/images/blog/off-plan-vs-completed.jpg', 'Kigali Yacu Properties', 'Off-Plan vs Completed Property in Kigali: 2026 Investment Comparison', 'Compare pricing, risk and rental returns between off-plan and completed properties in Kigali to decide which investment strategy fits your goals.', '2026-04-28 09:00:00'),

('article', '7 Costly Mistakes to Avoid When Buying Property in Rwanda', 'mistakes-to-avoid-buying-property-rwanda', 'Buying Guides', 'From skipping title verification to underestimating transfer costs, these are the most common — and most expensive — mistakes we see buyers make.', '<p>After guiding hundreds of purchases across Kigali and beyond, our advisory team has seen the same avoidable mistakes cost buyers time, money and sometimes the property itself. Here are the seven we see most often — and how to avoid each one.</p>

<h2>1. Skipping independent title verification</h2>
<p>Never rely solely on a seller’s or agent’s word that a title is clean. Always verify directly with the Rwanda Land Management and Use Authority (RLMUA) that the title is registered, free of disputes, and that the seller is the legally registered owner before signing anything.</p>

<h2>2. Underestimating total transaction costs</h2>
<p>Buyers frequently budget only for the purchase price, forgetting registration fees, notary costs, agency commission and — where applicable — legal fees. Build a total transaction budget of roughly 3–6% above the purchase price.</p>

<h2>3. Not confirming zoning and permitted use</h2>
<p>A plot that looks perfect for a family home may be zoned for commercial use only, or vice versa. Always confirm the district’s master plan designation before purchasing land, particularly in fast-changing growth corridors.</p>

<h2>4. Paying before verifying construction progress (off-plan)</h2>
<p>For off-plan purchases, never release a payment milestone based on a calendar date alone — insist on photographic or in-person verification that the corresponding construction stage is genuinely complete.</p>

<h2>5. Ignoring neighbourhood infrastructure plans</h2>
<p>Road upgrades, drainage projects and planned commercial developments can significantly affect both your quality of life and your property’s future value. Ask your advisor about any known infrastructure plans for the sector before committing.</p>

<h2>6. Using an unlicensed or unverified agent</h2>
<p>Real estate is a low-barrier industry to enter informally. Always confirm that whoever you are dealing with operates under a registered business and can provide traceable references from past clients.</p>

<h2>7. Rushing the sale agreement</h2>
<p>A rushed or verbal agreement is the single most common source of dispute after a sale. Insist on a written, notarised sale agreement that specifies the price, payment schedule, handover date, included fixtures, and remedies if either party fails to perform.</p>

<h2>How we protect our clients from these mistakes</h2>
<p>Every transaction we facilitate includes independent RLMUA title verification, a transparent cost breakdown before you commit, and a notarised sale agreement reviewed by our team before signature. If you are working with another agent or buying privately, we also offer a standalone <a href="/services">pre-purchase due diligence review</a> for a fixed fee.</p>

<h2>Frequently asked questions</h2>
<p><strong>How long does title verification take?</strong> Typically 3–5 working days through official channels.</p>
<p><strong>Who usually pays registration fees in Rwanda?</strong> Convention varies by agreement, but the buyer typically covers registration and transfer fees unless otherwise negotiated.</p>

<p>Ready to buy with confidence? <a href="/contact">Speak to one of our advisors</a> before you sign anything.</p>', 'assets/images/blog/buyer-mistakes.jpg', 'Kigali Yacu Properties', '7 Costly Mistakes to Avoid Buying Property in Rwanda', 'Avoid the seven most common and costly mistakes property buyers make in Rwanda, from title verification to underestimating transaction costs.', '2026-04-10 09:00:00'),

('article', 'Where to Invest in Kigali: Nyarutarama, Kibagabaga, Kimihurura and Rebero Compared', 'best-kigali-neighbourhoods-to-invest', 'Investment Locations', 'A data-informed comparison of four of Kigali’s top-performing residential districts to help you match a neighbourhood to your investment goals.', '<p>Kigali’s hills each carry a distinct character, price point and buyer profile. Choosing the right district matters as much as choosing the right property. Here is how four of our most in-demand neighbourhoods compare.</p>

<h2>Nyarutarama: the established premium address</h2>
<p>Home to the Kigali Golf Club and a dense cluster of embassies, <a href="/district/nyarutarama">Nyarutarama</a> commands the city’s highest and most stable resale values. Inventory is limited and turnover is slow, which suits buyers prioritising capital preservation and prestige over rapid appreciation. Expect gated villas on larger plots with mature landscaping.</p>

<h2>Kimihurura: central, walkable, high rental demand</h2>
<p><a href="/district/kimihurura">Kimihurura</a> sits minutes from the Kigali Convention Centre and the city’s embassy row, making it the top choice for diplomatic and corporate tenants. Apartments and townhouses here achieve some of the strongest rental yields in the city, driven by constant demand from NGO staff, diplomats and executives on relocation packages.</p>

<h2>Kibagabaga: family-oriented and still appreciating</h2>
<p><a href="/district/kibagabaga">Kibagabaga</a> offers larger plot sizes at a meaningfully lower entry price than Nyarutarama or Kimihurura, with strong proximity to international schools. It is a favourite among returning diaspora families and remains in a clear upward price trend, making it attractive for medium-term capital growth alongside lifestyle value.</p>

<h2>Rebero: the emerging luxury frontier</h2>
<p><a href="/district/rebero">Rebero</a>’s elevated ridge position delivers some of the most dramatic views in the city, and it is where we are seeing the newest wave of architect-led villa development. Entry prices remain below Nyarutarama’s for comparable build quality, positioning Rebero as the district with the highest near-term appreciation potential among the four.</p>

<h2>Side-by-side snapshot</h2>
<ul>
<li><strong>Best for capital preservation:</strong> Nyarutarama</li>
<li><strong>Best for rental yield:</strong> Kimihurura</li>
<li><strong>Best for family lifestyle + value:</strong> Kibagabaga</li>
<li><strong>Best for near-term appreciation:</strong> Rebero</li>
</ul>

<h2>How to choose</h2>
<p>Start with your primary objective — are you buying to occupy, to rent, or purely to grow capital over 5–10 years? Each of these districts can serve any of those goals, but the optimal property type and entry price differ meaningfully by district. Our advisors use an investment scoring model across location growth, rental yield potential, infrastructure proximity and documentation quality to help you compare specific listings side by side — <a href="/properties">browse current listings by district</a> or request a personalised comparison.</p>

<h2>Frequently asked questions</h2>
<p><strong>Which district has the best schools nearby?</strong> Kibagabaga and Kimihurura both have strong access to leading international schools.</p>
<p><strong>Where should a first-time investor start?</strong> Kibagabaga or Kimironko generally offer the most accessible entry points with solid fundamentals.</p>', 'assets/images/blog/district-comparison.jpg', 'Kigali Yacu Properties', 'Best Kigali Neighbourhoods to Invest In: 2026 District Comparison', 'Compare Nyarutarama, Kimihurura, Kibagabaga and Rebero across price, rental yield and growth potential to choose the right Kigali district to invest in.', '2026-03-22 09:00:00'),

('article', 'The Complete Guide to Mortgage Financing for Property Buyers in Rwanda', 'mortgage-financing-guide-rwanda', 'Financing', 'Down payments, interest rates, loan terms and required documents — everything you need to understand before applying for a Rwandan mortgage.', '<p>Financing remains one of the least understood parts of buying property in Rwanda, particularly for first-time buyers and diaspora clients used to different systems abroad. Here is a practical overview of how mortgage financing works in the local market today.</p>

<h2>Typical mortgage terms in Rwanda</h2>
<ul>
<li><strong>Down payment:</strong> Most banks require 20–30% of the purchase price upfront.</li>
<li><strong>Loan term:</strong> Up to 20 years for residential mortgages, shorter for commercial property.</li>
<li><strong>Interest rate structure:</strong> Typically priced off the National Bank of Rwanda’s benchmark rate plus a lender margin, most commonly on a variable-rate basis.</li>
<li><strong>Currency:</strong> Mortgages are generally issued in Rwandan Francs (RWF); some banks offer foreign-currency facilities to qualifying diaspora clients.</li>
</ul>

<h2>What lenders look for</h2>
<p>Beyond income verification, Rwandan banks typically assess your debt-to-income ratio, employment stability (or, for the self-employed, 2–3 years of audited financials), and the property itself — an independent valuation is standard practice before approval.</p>

<h2>Step-by-step mortgage application process</h2>
<ul>
<li><strong>1. Pre-approval.</strong> Submit income documents and identification to receive an indicative loan amount before you start shortlisting properties.</li>
<li><strong>2. Property selection and valuation.</strong> Once you have a reserved property, the bank commissions an independent valuation.</li>
<li><strong>3. Formal application and underwriting.</strong> Full documentation is submitted for credit committee review.</li>
<li><strong>4. Offer letter.</strong> The bank issues a formal mortgage offer specifying rate, term and conditions.</li>
<li><strong>5. Legal and disbursement.</strong> The bank’s legal team registers a mortgage charge against the title, then disburses funds to the seller.</li>
</ul>

<h2>Using our mortgage calculator</h2>
<p>Every property listing on this site includes a built-in mortgage calculator so you can model monthly repayments against different down payments, interest rates and loan terms before you even contact a bank. This is a useful starting point, though your actual offer will depend on the lender’s specific underwriting criteria.</p>

<h2>Tips to improve your approval odds</h2>
<ul>
<li>Reduce existing debt obligations before applying, as this directly improves your debt-to-income ratio.</li>
<li>Keep clean, organised financial records for at least the past 12 months.</li>
<li>Consider a larger down payment to secure a more favourable interest rate.</li>
<li>Get pre-approved before you start touring properties, so you can move quickly on the right listing.</li>
</ul>

<h2>Frequently asked questions</h2>
<p><strong>Can diaspora clients get a Rwandan mortgage?</strong> Yes, several banks offer diaspora mortgage products, though documentation requirements are typically more extensive.</p>
<p><strong>Is mortgage interest tax-deductible in Rwanda?</strong> Tax treatment varies by individual circumstance; we recommend consulting a licensed tax advisor for personalised guidance.</p>
<p><strong>Can I pay off my mortgage early without penalty?</strong> This depends on your specific loan agreement — always confirm early-repayment terms before signing.</p>

<p>Want a realistic repayment estimate for a specific property? Open any <a href="/properties">listing</a> and use the built-in mortgage calculator, or <a href="/contact">contact our team</a> for an introduction to our partner banks.</p>', 'assets/images/blog/mortgage-financing-guide.jpg', 'Kigali Yacu Properties', 'Mortgage Financing Guide for Property Buyers in Rwanda (2026)', 'A complete guide to mortgage financing in Rwanda covering down payments, interest rates, loan terms, required documents and the application process.', '2026-02-18 09:00:00'),

('article', 'Rwanda Real Estate Market Outlook 2026: Trends Driving Kigali’s Property Boom', 'rwanda-real-estate-market-outlook-2026', 'Market Insights', 'From the Bugesera airport corridor to rising diaspora investment, here are the key trends shaping Rwanda’s property market this year.', '<p>Rwanda’s real estate sector continues to be one of East Africa’s standout performers, underpinned by political stability, sustained GDP growth and an increasingly sophisticated financial sector. Here is what we are watching most closely heading through 2026.</p>

<h2>1. The Bugesera airport corridor is becoming the next growth frontier</h2>
<p>With construction of Bugesera International Airport progressing, land along the surrounding growth corridor — including our current <a href="/district/bugesera">Bugesera</a> listings — is attracting early-stage investors positioning ahead of infrastructure completion, mirroring the appreciation pattern seen around Kanombe in the years following the current airport’s expansion.</p>

<h2>2. Diaspora investment continues to accelerate</h2>
<p>Remote, proxy-based purchasing has become mainstream, supported by digital documentation, video viewings and secure international transfers. We have seen a sustained increase in diaspora-led purchases over the past several cycles, often for family homes intended for eventual return or generational wealth building.</p>

<h2>3. Rental demand is concentrating around diplomatic and corporate corridors</h2>
<p>Kimihurura and Kacyiru continue to command the strongest rental yields in the city, driven by consistent demand from embassies, NGOs and corporate tenants on relocation packages — a trend we expect to persist as Kigali’s status as a regional conference and diplomatic hub grows.</p>

<h2>4. Mid-market apartment demand is rising</h2>
<p>As Kigali’s professional workforce grows, demand for well-located, moderately priced apartments — particularly in Kimironko, Gisozi and Gacuriro — has strengthened, supporting healthy rental yields for smaller-ticket investors entering the market.</p>

<h2>5. Buyers are prioritising documentation quality over price alone</h2>
<p>Following broader regional awareness of title fraud risks, we have observed buyers placing greater weight on verified, dispute-free titles — even at a modest price premium — over marginally cheaper listings with weaker documentation.</p>

<h2>6. Sustainable and self-sufficient homes are commanding a premium</h2>
<p>Solar power backup, borehole water access and rainwater harvesting have shifted from "nice-to-have" to genuine value drivers, particularly for diaspora and expatriate buyers accustomed to uninterrupted utilities.</p>

<h2>What this means for buyers and investors</h2>
<p>The overall picture remains one of steady, broad-based appreciation rather than speculative spikes — a market that rewards patient, well-informed buyers over short-term speculation. Our investment scoring model factors each of these trends into every listing to help you compare opportunities on a consistent basis.</p>

<h2>Frequently asked questions</h2>
<p><strong>Is now a good time to buy in Kigali?</strong> Market fundamentals remain healthy across most districts; timing should be driven primarily by your own readiness and goals rather than short-term speculation.</p>
<p><strong>Which district offers the best long-term upside?</strong> Based on current infrastructure trends, Bugesera and Rebero show the strongest long-term appreciation potential, while Nyarutarama remains the safest store of value.</p>

<p>Explore current opportunities across every growth corridor in our <a href="/properties">full property listings</a>, or <a href="/vip-alerts">subscribe to VIP Property Alerts</a> to be first to hear about new opportunities.</p>', 'assets/images/blog/market-outlook.jpg', 'Kigali Yacu Properties', 'Rwanda Real Estate Market Outlook 2026 | Kigali Property Trends', 'Explore the key trends shaping Rwanda’s real estate market in 2026, from the Bugesera airport corridor to rising diaspora investment and rental demand.', '2026-01-15 09:00:00'),

('news', 'Kigali Yacu Properties Launches VIP Property Alerts for Priority Buyers', 'kigali-yacu-launches-vip-property-alerts', 'Company News', 'Subscribers can now be notified ahead of the public when new listings matching their budget, district and property type go live.', '<p>Kigali Yacu Properties has today launched VIP Property Alerts, a free subscription service giving serious buyers and investors early access to new listings before they are broadly advertised.</p>

<h2>How it works</h2>
<p>Subscribers set a budget range, preferred districts and property type through a short <a href="/vip-alerts">sign-up form</a>. As soon as a matching listing is added to our portfolio, VIP subscribers are notified directly — ahead of the listing’s general public release.</p>

<h2>Why we built this</h2>
<p>Our best opportunities, particularly land in emerging corridors and off-plan units in popular developments, have historically moved quickly once listed. VIP Property Alerts gives our most engaged buyers a genuine first-mover advantage without requiring constant manual searching.</p>

<p>Sign up in under a minute on our <a href="/vip-alerts">VIP Property Alerts page</a> — it is completely free and you can update your preferences or unsubscribe at any time.</p>', 'assets/images/blog/news-1.jpg', 'Kigali Yacu Properties', 'Kigali Yacu Properties Launches VIP Property Alerts', 'Kigali Yacu Properties has launched a free VIP Property Alerts service, giving subscribers early access to new listings before public release.', '2026-06-02 09:00:00'),

('news', 'Kigali Yacu Properties Expands Coverage to the Bugesera Growth Corridor', 'kigali-yacu-expands-to-bugesera', 'Company News', 'With Bugesera International Airport under construction, we have added our first curated land listings along the surrounding growth corridor.', '<p>Kigali Yacu Properties has expanded its investment locations coverage to include the Bugesera growth corridor, adding a first curated selection of titled land parcels positioned ahead of the new Bugesera International Airport development.</p>

<h2>Why Bugesera, why now</h2>
<p>Infrastructure-led growth corridors have historically delivered some of Rwanda’s strongest long-term land appreciation, and our advisory team has spent the past several months verifying title documentation and access routes across the district ahead of this expansion.</p>

<h2>What is available</h2>
<p>Our initial <a href="/district/bugesera">Bugesera listings</a> focus on land-banking opportunities for investors with a medium-to-long-term horizon. Every parcel has been through our standard title verification process before being added to the portfolio.</p>

<p>Browse current Bugesera opportunities on our <a href="/district/bugesera">investment location page</a>, or <a href="/vip-alerts">subscribe to VIP Property Alerts</a> to be notified as new parcels are added.</p>', 'assets/images/blog/news-2.jpg', 'Kigali Yacu Properties', 'Kigali Yacu Properties Expands to Bugesera Growth Corridor', 'Kigali Yacu Properties has added curated land listings in the Bugesera growth corridor ahead of the new international airport development.', '2026-06-20 09:00:00');

-- ---------------------------------------------------------------
-- FAQs
-- ---------------------------------------------------------------
CREATE TABLE faqs (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  question VARCHAR(255) NOT NULL,
  answer TEXT NOT NULL,
  category VARCHAR(80) DEFAULT 'General',
  sort_order INT DEFAULT 0
) ENGINE=InnoDB;

INSERT INTO faqs (question, answer, category, sort_order) VALUES
('Can non-Rwandans or diaspora buy property in Rwanda?', 'Yes. Rwandan law permits foreign nationals and diaspora Rwandans to own residential and commercial buildings outright, and to hold long-term leaseholds on land (typically up to 99 years, renewable). Our team handles the notarised sale agreement, RDB/Land registry transfer and title registration on your behalf, including remote transactions via power of attorney.', 'Buying', 1),
('What documents do I need to buy a property?', 'You will need a valid passport or national ID, proof of funds, and — for financed purchases — a mortgage pre-approval letter. We prepare the sale agreement, coordinate notarisation, and manage the land title transfer through the Rwanda Land Management and Use Authority.', 'Buying', 2),
('How does the mortgage process work in Rwanda?', 'Most local banks require 20–30% down payment, offer terms up to 20 years, and price mortgages off the National Bank of Rwanda base rate plus a margin. We can introduce you to partner banks and estimate repayments using the mortgage calculator on each listing.', 'Financing', 3),
('What is an "investment score" and how is it calculated?', 'Our investment score (0–100) blends location growth trends, rental yield potential, infrastructure proximity and title/documentation quality into a single comparative rating, helping investors quickly compare opportunities across our portfolio.', 'Investing', 4),
('Can I buy an off-plan property?', 'Yes. We market a curated selection of off-plan developments with staged payment plans. Off-plan pricing is typically 10–20% below completed-property value, but carries construction and delivery-timeline risk we walk you through in detail before you commit.', 'Buying', 5),
('Do you help with renting out my property?', 'Yes, our property management service covers tenant sourcing, vetting, lease drafting, rent collection and maintenance coordination for landlords who prefer a hands-off rental experience.', 'Renting', 6),
('How do I list my property for sale or rent?', 'Submit your property through our "List Your Property" form with basic details and photos. One of our valuation advisors will contact you within 24 hours to schedule a site visit, agree a listing price and prepare professional photography.', 'Selling', 7),
('What areas of Kigali do you cover?', 'We actively list and advise across Nyarutarama, Kimihurura, Kibagabaga, Kacyiru, Rebero, Gacuriro, Kanombe, Kimironko, Gisozi and the emerging Bugesera corridor, alongside select opportunities in Rwamagana and other secondary cities.', 'General', 8),
('Do you offer construction or "Buy & Build" services?', 'Yes. Through our Buy & Build service, we help clients acquire land and manage the full construction process — architectural design, contractor selection, budgeting and site supervision — for a fully custom home.', 'Services', 9),
('How quickly can I schedule a property viewing?', 'Most viewings can be arranged within 24–48 hours. Use the "Schedule a Tour" button on any listing, or contact us directly via phone or WhatsApp for same-day availability where possible.', 'General', 10);

-- ---------------------------------------------------------------
-- Testimonials
-- ---------------------------------------------------------------
CREATE TABLE testimonials (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  name VARCHAR(120) NOT NULL,
  role VARCHAR(160),
  photo VARCHAR(255),
  quote TEXT NOT NULL,
  rating TINYINT UNSIGNED DEFAULT 5,
  sort_order INT DEFAULT 0
) ENGINE=InnoDB;

INSERT INTO testimonials (name, role, photo, quote, rating, sort_order) VALUES
('Jean-Paul K.', 'Diaspora buyer, Brussels', '', 'I purchased my Kibagabaga home entirely remotely. The team handled the notary, title transfer and even furnished it before I landed. Genuinely five-star service.', 5, 1),
('Sarah M.', 'Investor, Nairobi', '', 'The investment scoring made it easy to compare three land parcels side by side. I closed on the Bugesera plot within three weeks of my first enquiry.', 5, 2),
('Emmanuel R.', 'Homeowner, Kigali', '', 'From valuation to sale, the process was transparent at every step. They sold our family house above asking within six weeks.', 5, 3),
('Grace U.', 'Corporate tenant, Kigali', '', 'Our company leases three serviced apartments through Kigali Yacu for visiting staff. Maintenance requests are handled the same day, every time.', 4, 4),
('Thomas B.', 'Buy & Build client', '', 'Patrick and the Buy & Build team took our sketch of an idea and delivered a finished villa in Rebero on budget and only three weeks past schedule — remarkable for a custom build.', 5, 5);

-- ---------------------------------------------------------------
-- Procurement notices
-- ---------------------------------------------------------------
CREATE TABLE procurement_notices (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  title VARCHAR(200) NOT NULL,
  slug VARCHAR(200) NOT NULL UNIQUE,
  description TEXT,
  file_path VARCHAR(255),
  deadline DATE,
  published_at DATE NOT NULL
) ENGINE=InnoDB;

INSERT INTO procurement_notices (title, slug, description, file_path, deadline, published_at) VALUES
('Request for Proposals: Landscaping Contractor — Gacuriro Estate', 'rfp-landscaping-gacuriro-estate', 'Kigali Yacu Properties invites qualified landscaping contractors to submit proposals for the ongoing maintenance of common areas at Gacuriro Estate. Interested firms should hold a valid RDB business licence and prior estate-maintenance references.', '', '2026-08-15', '2026-07-01'),
('Tender Notice: Security Services for Managed Properties', 'tender-security-services-managed-properties', 'We are accepting bids from licensed private security firms to provide 24-hour guarding services across our managed residential and commercial portfolio in Gasabo and Kicukiro districts.', '', '2026-08-30', '2026-07-05'),
('Request for Quotation: Professional Photography & Drone Services', 'rfq-photography-drone-services', 'Seeking a professional real estate photography and licensed drone operator to provide ongoing listing photography and aerial footage for new property listings across Kigali.', '', '2026-08-05', '2026-07-08');

-- ---------------------------------------------------------------
-- Leads (contact / tour / valuation / list-property submissions)
-- ---------------------------------------------------------------
CREATE TABLE leads (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  type ENUM('contact','tour','valuation','list_property','general') NOT NULL DEFAULT 'general',
  property_id INT UNSIGNED NULL,
  name VARCHAR(120) NOT NULL,
  email VARCHAR(160) NOT NULL,
  phone VARCHAR(40),
  message TEXT,
  preferred_date DATE NULL,
  status ENUM('new','contacted','closed') NOT NULL DEFAULT 'new',
  created_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP,
  FOREIGN KEY (property_id) REFERENCES properties(id) ON DELETE SET NULL
) ENGINE=InnoDB;

-- ---------------------------------------------------------------
-- VIP property alerts
-- ---------------------------------------------------------------
CREATE TABLE vip_alerts (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  name VARCHAR(120) NOT NULL,
  email VARCHAR(160) NOT NULL,
  phone VARCHAR(40),
  budget_min DECIMAL(14,2),
  budget_max DECIMAL(14,2),
  property_type VARCHAR(80),
  district VARCHAR(80),
  created_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP
) ENGINE=InnoDB;

-- ---------------------------------------------------------------
-- Newsletter subscribers
-- ---------------------------------------------------------------
CREATE TABLE newsletter_subscribers (
  id INT UNSIGNED AUTO_INCREMENT PRIMARY KEY,
  email VARCHAR(160) NOT NULL UNIQUE,
  created_at TIMESTAMP DEFAULT CURRENT_TIMESTAMP
) ENGINE=InnoDB;
