The Constitution of Uganda and the Land Act recognise four land tenure systems. Each gives different rights, and confusing them is behind many land disputes.
1. Mailo land
Mostly found in Buganda and parts of Bunyoro. The owner holds land in perpetuity, but lawful and bona fide occupants (bibanja holders) on the land have protected rights. Buying mailo land often means dealing with both the registered owner and occupants.
2. Freehold
Ownership in perpetuity with a certificate of title. It is the most complete form of ownership.
3. Leasehold
Land held for a fixed period, such as 49 or 99 years, from a landlord, the government, a district land board, a kingdom or a church. Lessees pay ground rent and must follow lease conditions.
4. Customary land
Held under local customs, common in northern and eastern Uganda. It can be owned individually, by a family or a clan. Owners can get a Certificate of Customary Ownership and may convert to freehold.
What buyers should check
- Conduct a search at the Ministry of Lands zonal office or online
- Confirm boundaries with a registered surveyor
- Check for occupants, caveats, mortgages and family consent
- Use a lawyer to draft the sale agreement
This article is general legal information, not legal advice. Consult an advocate about your specific situation.
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