When Ghulam Farooq rented a modest home in Afghanistan’s western Herat province last year, he believed he’d found stability for his family. Today, that sense of security has vanished. His landlord, who had migrated to Iran, has returned and demanded Farooq leave immediately.
“For a month now, my landlord has returned and told me to look for another house,” Farooq told KabulNow. “I’ve had to shut down my business to search for housing, but there’s nothing available. And if a house is available, the rent is three times higher than before.”
Farooq’s predicament reflects the struggles of thousands of returnees and local tenants as deportations from Iran and Pakistan surge, pushing Afghanistan’s already fragile housing market to the brink. Herat, a key urban center and transit point, has become ground zero for this crisis.
The International Organization for Migration (IOM) reports that over 1.2 million migrants have been forcibly returned from Iran so far in 2025—over 574,000 from Iran alone this month, with many entering via Herat’s border crossing at Islam Qala. Majority of them are women and children.
The scale of this repatriation is unprecedented, making it one of the largest population movements this year. Short-term aid centers and local infrastructure, already weakened by years of conflict and underfunding, are overwhelmed.
Rents Soar, Availability Disappears
Local real estate agents say demand has skyrocketed. Qader (a pseudonym), who manages a property office, explains that daily inquiries from desperate families far outpace available listings.
“I get more than 100 clients every day, but I have no property to offer,” Qader says. “A house that used to rent for 3,000–4,000 Afghanis is now 7,000. Homes that were 10,000 Afghanis are now going for 15,000–20,000.”
Other reports confirm a 40–50% increase in rent across major cities following mass returns.
This has left local low- and middle-income families priced out as many returnees arrive exhausted and empty-handed. Hamidullah, deported from Iran, described the ordeal:
“I returned 20 days ago. My belongings are under the sun at my brother’s house. A house that used to cost 4,000 Afghanis now costs 6,000–7,000. No one cares about our struggle. The stress and uncertainty are unbearable.”
The housing collapse is just the tip of the iceberg. Afghanistan’s economy, crippled by international isolation and aid withdrawal since the Taliban takeover, has unemployment rates north of 30%, according to the World Bank. Without work, returnees don’t just lack roofs—they lack hope.
The ripple effects are dire. Families who sold belongings or borrowed to migrate now face mounting debt. Community-based arrivals like Ghulam and Hamidullah rely on overcrowded assistance services, but funding remains limited. The Red Cross warns that up to one million more returnees from Iran may arrive by the end of 2025.
International aid agencies have repeatedly called for coordination with the Taliban to address these challenges, but engagement is hampered by political conditions. Donor countries remain reluctant to fund programs that could legitimize Taliban authority, while the regime’s rigid policies, such as restrictions on women’s employment, further erode trust.
As a result, reintegration efforts rely on short-term humanitarian assistance: food parcels, basic medical aid, and temporary shelters in border areas. These stopgap measures barely scratch the surface of a problem that experts warn could destabilize urban centers.
Taliban’s Hollow Response
Facing public pressure, the Taliban authorities claim they are monitoring the rental market and have warned landlords against “unjustified rent hikes.” Posters in Herat instruct residents to report exploitative property owners. But for tenants, these warnings ring hollow.
“No one dares complain,” said a Herat resident. “If we report a landlord, we’ll be evicted immediately or face abuse. There’s no legal protection for tenants.”
The Ministry of Urban Development under the Taliban announced plans for affordable housing projects in 2022, but no visible progress has been made. Officials cite a lack of funds, yet analysts argue the problem lies in governance: the Taliban’s isolation from international finance has left the regime unable to fund large-scale housing or urban planning initiatives.
“The Taliban lack both the resources and technical expertise to manage a crisis of this scale,” said an urban planner based in Kabul. “They have focused almost entirely on political survival and religious policing, not infrastructure development.”
In cities like Herat, municipal offices operate with skeleton staff and minimal budgets. There are no structured programs for rent control, no subsidies for returnees, and no legal framework to prevent forced evictions.
Humanitarian Implications
Herat’s housing crisis mirrors national trends. In Kabul, a Salam Watandar survey showed rental costs surged 40% in three years due to the returnee wave and deteriorating economic conditions. Across Afghanistan, UNHCR and other agencies warn of a looming “forgotten crisis” as resources dwindle.
Since 2023, this unprecedented influx—exacerbated by deportations from Iran and Pakistan—has challenged Afghanistan’s capacity for humanitarian response. According to the UN Office for the Coordination of Humanitarian Affairs (OCHA), over 23.7 million people—more than half the population—require humanitarian assistance in 2025, with forced returns adding further strain to already stretched resources.
The UNHCR confirms that as many as 1.6 million returnees, including those from Pakistan, have placed enormous strain on communities. Aid groups emphasize that tens of thousands of families are now homeless without shelter, water, or healthcare, while malnutrition and mental illness surge.
The UN has called for urgent international support.
“Without immediate intervention—affordable housing initiatives, job creation, and social support—millions risk being pushed further into poverty,” warned an IOM field officer.
Experts say that sustainable solution lies in large-scale housing development and regulated rental markets—steps that require resources, governance, and international cooperation, all of which remain elusive under Taliban rule. Meanwhile, deportations from Iran and Pakistan show no sign of slowing.
If deportations continue, experts warn Afghanistan’s urban centers could collapse under the burden, leading to social unrest and displacement. Helpless returnees may attempt to migrate again, fueling irregular flows and instability.
For Farooq, Hamidullah, and countless families, the future is fraught with risk.
“All we want is a roof over our heads,” Hamidullah whispered quietly. “We came back to our homeland, but we are still homeless.”
