Uganda is facing an alarming rise in land conflicts, with only 58% of landowners possessing legal documentation, according to the 2024 census. The crisis is particularly severe in the Greater Luwero region, where mass evictions have sparked panic among residents.
In Nakaseke District, over 300 people living on 640 acres of contested land in Muwaluzi village, Butalangu Town Council, are at risk of losing their homes. Charles Kazungu, the LCI Chairman of Muwaluzi, stated that the residents believed the land to be public property when they settled there in the 1970s. While some individuals attempted to formalize their ownership through land titles, the process stalled due to competing claims from the Buganda Land Board, the District Land Board, and private individuals.
The situation worsened when descendants of Esironi Wakubira Kisibika presented a special land title in 2023, asserting ownership of the entire property. Residents have petitioned State Minister for Kampala Metropolitan Affairs, Kabuye Kyofatogabye, and the Resident District Commissioner (RDC) to halt the eviction attempts. The RDC, Rose Byabasaijja, confirmed that the District Security Committee has suspended all boundary surveys and sought clarification on ownership from the Ministry of Lands.
Minister Kyofatogabye attributed the conflicts to rapid urbanization, population growth, and unethical practices by land offices and local leaders. He urged authorities to verify land claims thoroughly before taking action and emphasized the need to protect occupants from displacement.
In Luwero District, land disputes continue to escalate. Recently, Sarah Nekesa and Joseph Etono were arrested on charges of criminal trespass after a new claimant emerged, disputing their 20-year ownership of a kibanja. Five other tenants have been summoned over similar allegations. Residents like Sunday Katongole expressed shock at being accused of trespassing despite holding land agreements for decades.
Former Kamira Sub-County Councilor Patrick Mwesigye revealed that forged documents and fraudulent claimants exploiting the deaths of rightful landowners have fueled the conflicts. Additionally, some landlords with legitimate titles fail to respect tenants’ rights, worsening tensions.
The 2024 census underscores the precarious nature of land ownership in Uganda. Out of 45.9 million people, only 7.4 million own land, with just 3.8 million holding legal documentation. The findings also highlight regional disparities, with Kampala leading in documented land ownership at 81.1%, while the Lango sub-region trails at 29.3%.
Despite Buganda's relatively high percentage of documented land ownership at 76.9%, it remains a hotspot for conflicts due to forged documents and disputes over undocumented land. Local leaders and RDCs report that every week, dozens of residents seek mediation in land disputes.
RDCs like Richard Bwabye of Luwero have instructed police to consult local leaders before making arrests for criminal trespass, citing misuse of the law to intimidate tenants. Bwabye called for streamlined land laws to protect both tenants and landlords.
The Police Crime Report of 2023 lists Luwero as a top district for land-related crimes, including 192 criminal trespass cases and 146 incidents of malicious property damage. Residents and leaders alike are urging comprehensive reforms to address Uganda’s deepening land crisis.
