For thousands of Maldivian families in the greater Malé area, a government housing flat is the most realistic path to a home of their own. "Hiyaa" (meaning shelter) is the name most people know. This guide explains what Hiyaa flats are, what they cost, who qualifies under the 2026 national housing scheme, how the application works, and what to do while you wait.
Housing schemes, criteria and prices change, and official announcements always take priority. Check the Ministry of Housing, HDC and the Hiyaavehi portal for the latest information.
What is Hiyaa?
Hiyaa is the social housing programme delivered mainly in Hulhumalé through the Housing Development Corporation (HDC). Large numbers of flats have been built in high-rise blocks, particularly in Hulhumalé Phase 2, and allocated to eligible families. Depending on the scheme, flats have been offered for sale, rent, or rent-to-own, at costs well below the private market.
Hiyaa flats are designed for families who live in or depend on Malé but cannot afford open-market housing. They typically have two or three bedrooms, with lifts, shared spaces and nearby facilities.
What does a Hiyaa flat cost?
Costs depend on the scheme and flat type. Under rent-to-own terms announced in earlier schemes, a commonly reported structure was:
- A monthly payment of about MVR 7,500 for 25 years,
- plus a monthly maintenance fee of about MVR 1,000,
- making around MVR 8,500 a month in total, paid through the HDC portal.
Compare that with open-market rents of MVR 14,000 – 25,000 for a 2-bedroom flat in Hulhumalé (see rent in Hulhumalé) or flat prices of MVR 3.6 million and up. The savings are large, which is why demand far exceeds supply.
Some buyers finance social housing with a bank. HDFC offers Youth and SOE Hiyaa products up to MVR 1 million. See BML vs MIB vs HDFC.
The 2026 national housing scheme
In January 2026 the government opened applications for a large national housing scheme, often reported as Emmenah Boahiyaavahikan ("housing for all"). Key reported points:
- Applications opened on 18 January 2026 through the Hiyaavehi online portal, after the opening was moved from 4 and then 15 January.
- The first deadlines were 4 March for plots and 17 April for flats. Both were extended to 30 April, and then again to 15 June 2026 (11:59 pm).
- The scheme covered around 15,000 land plots (reported at about 1,250 sq ft each) and around 7,900 flats.
- Locations included Hulhumalé, Gulhifalhu, Giraavaru and Rasmalé.
- By June 2026, around 35,930 flat applications and 22,575 plot applications had been reported, with verification under way.
- Two payment routes were announced: rent-to-own for households earning under about MVR 60,000 a month, and subsidised bank financing for higher earners.
With roughly four to five applicants per flat, not everyone will be successful in this round.
Who qualifies?
Reported eligibility for the 2026 scheme includes:
- Maldivian citizen aged 18 or over.
- Owning no more than 400 sq ft of land (applicant, and in some cases family members).
- Not having benefited from a previous government housing scheme.
Where you can apply depends on your address:
- People with a permanent address registered in Malé could apply for housing in Hulhumalé, Gulhifalhu, Giraavaru and Rasmalé.
- People registered elsewhere who have lived in Malé for 15 years or more could apply only for Rasmalé.
Points systems typically consider factors such as family size, current living conditions, income, and years living in Malé. Read the official criteria for the exact scoring.
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- Check eligibility against the official criteria when a scheme opens.
- Prepare documents: ID cards, family details, proof of address and residency, income documents, current rental agreement, and any land ownership records.
- Apply online through the Hiyaavehi portal, using your eFaas login.
- Keep your reference number and screenshots of your submitted application.
- Respond quickly to any request for more documents during verification.
- Check the published lists when points and results are announced, and use the appeal window if your points look wrong.
Applications for the 2026 round closed on 15 June 2026, after two extensions. Watch official channels for results and future rounds.
Common reasons applications fail
- Missing or unclear documents. Blurry scans, expired ID cards or missing family records can cost points or lead to rejection.
- Inconsistent details. The address, family members and income you declare should match official records.
- Undeclared land. Owning more than the land limit, including shares in family land, can make you ineligible. Check your records before applying.
- Previous benefit. If you or your spouse already received a government housing benefit, you are usually excluded.
- Missing verification requests. If the authority asks for more documents and you do not respond in time, your application may be dropped.
Never pay anyone who promises to "speed up" or "guarantee" an allocation. Official applications are made through the government portal, and no middleman can buy you points.
After allocation
- Sign the agreement with HDC or the relevant authority, and read the conditions carefully.
- Arrange payments and any financing.
- Check restrictions: social housing often limits selling, letting or transferring the flat for a set period, and may require you to live there.
- Do a handover inspection and report defects in writing.
Can you sell or rent out a Hiyaa flat?
Social housing comes with conditions. Many schemes restrict resale or letting, at least for a number of years, and breaking the conditions can lead to the allocation being cancelled. Before buying a social housing flat from someone else, or agreeing to rent one, check with HDC that the transaction is allowed. Unauthorised sales and "transfer fees" for flats are a known risk. Read the warning signs of a property scam, including fake HDC flat offers and phishing messages that claim you have been allocated a flat.
Plots vs flats
The 2026 scheme offered both plots and flats. A plot lets you build your own home, but you will need money and time to build, including design, approvals and construction. A flat is ready sooner and costs less up front. If you are considering building, read our land due diligence checklist. Developments on new reclaimed land are covered in Gulhifalhu and Thilafushi and Ras Malé housing applications.
What to do while you wait
- Keep your documents up to date and your contact details current on the portal.
- Save. Even social housing needs money for fees, furniture and possibly a deposit.
- Know your pension options. See using your pension for a home deposit.
- Consider the private market if your circumstances allow. See how much income you need to buy a flat and flats under MVR 3 million.
- Rent wisely in the meantime. Read deposits, advance rent and what to check.
Living in a Hiyaa block
Hiyaa towers are high-density buildings, many in Hulhumalé Phase 2, with lifts, shared corridors and ground-floor shops in some blocks. Residents often praise the space and views compared with older Malé flats, and the access to parks and the beach. Common complaints include lift breakdowns, parking shortages and maintenance delays. Your monthly maintenance fee pays for shared areas, so report problems to the management promptly and in writing. Getting involved in a residents' group can help resolve building-wide issues faster. For the wider area, see Hulhumalé Phase 1 vs Phase 2.
How Hiyaa affects the wider market
Large social housing programmes add thousands of homes to the greater Malé area. Over time, this can ease pressure on rents in Hulhumalé and Malé, as families move out of private rentals. For landlords and investors, it is one reason to choose well-located, good-quality flats that will remain attractive. Our October 2026 market report looks at the likely effects.
Frequently asked questions
What is a Hiyaa flat?
Hiyaa is the government's social housing programme, mainly in Hulhumalé, built and managed through HDC. Flats are allocated to eligible Maldivian families at prices or rents well below the open market.
Who can apply for the 2026 housing scheme?
Reported criteria include being a Maldivian aged 18 or over, owning no more than 400 sq ft of land, and not having benefited from a previous government housing scheme. Where you can apply depends on your registered address and years living in Malé.
How much does a Hiyaa flat cost?
It depends on the scheme. Under earlier rent-to-own terms, monthly payments of around MVR 7,500 plus a maintenance fee of about MVR 1,000 over 25 years were reported. Check the terms of the scheme you are allocated under.
How do I apply?
Applications for the 2026 scheme were made online through the Hiyaavehi portal. The application window closed on 15 June 2026 after being extended twice, and applications are being verified.
