The Relationship Between Land Tenure Systems and Urban Residential Land Values in Kampala: a Case Study of Makindye Division

Abstract

Land holding under the land tenure systems in Kampala is a complex matter since it involves a dual ownership which allows a separation of rights to own land by the land owner and a right to use and develop the same land by a lawful or bonafide occupant with a kibanja interest. This study examined the relationship between land tenure systems and urban residential land values. With a focus on Makindye Division, the study indicated that all the land tenure systems had this dual ownership with multiple conflicting tenure rights between the land owner and occupant/tenant. The study established that there is a lot of informality in land access, ownership, sub division and developments in the Division because informal land transactions were simple and cheap as compared to the complex formal land transactions. This was observed in the selected study areas of Katuso Zone in Buziga Parish for Kabaka’s land, Kamwanyi Zone in Nsambya Central Parish for Freehold land and Central Zone in Kisugu Parish for Private Mailo. The study further indicated a general increase in urban residential land values over a period of ten years from 2006 – 2016 as a result of the factors influencing urban land values in the division that included; accessibility, social amenities, population changes, land use regulations, size of the land among others. Also findings of the study established that land tenure systems have a moderate positive significant relationship with urban residential land values given (r) = .457**, p ≤ .01 and they only contributed to 22.8% on the urban land values in Makindye Division (given adjusted R Square of .228). However, land tenure systems were insignificant in predicting urban residential land values given their probability values (p-values) higher than 0.05. The study recommended Kampala District Land Board, Buganda Land Board and Kampala Archdiocese Land Board to consider regularizing all the land informalities in Makindye Division so that a formal register is created for land access, ownership, use, developments among other land transactions in Makindye Division.