Land tenure systems and land disputes in Buganda Region. A case study of nama Sub-county, Mukono district.

Abstract

The study examined the effect of land tenure systems on land disputes in the Buganda Region, with specific focus on Nama Sub-county in Mukono District. The study objectives were; to examine the effect of mailo land tenure system on land disputes in Nama Sub-county, Mukono District, to assess the influence of leasehold tenure system on land disputes in Nama Sub-county, Mukono District and to evaluate the effect of freehold land tenure systems on land disputes in Nama Sub-county, Mukono District. The study employed a mixed-method approach using both qualitative and quantitative methods within a correlational cross-sectional research design to examine the relationship between land tenure systems and land disputes in Nama Sub-county, Mukono District. Data were collected from 162 respondents selected from an accessible population of 280 through purposive and simple random sampling techniques. Information was gathered using questionnaires, interviews, focus group discussions, and documentary reviews. Quantitative data were analyzed using descriptive statistics, The findings revealed that land disputes are mainly driven by land scarcity, unclear ownership documentation, inheritance conflicts, boundary disputes, and weak enforcement of land laws. The findings indicate that Mailo, leasehold, and freehold land tenure systems have varying implications for land disputes in Nama Sub-county. Under Mailo tenure, the system provides relative agricultural stability but remains affected by tenure insecurity, with 59.9% agreeing and 30.6% strongly agreeing that land value taxation burdens tenants, while 45.6% agreed and 49.7% strongly agreed that landlord–tenant conflicts are common. In addition, 70.7% agreed and 19.7% strongly agreed that inadequate ownership documentation increases disputes, although 50.3% strongly disagreed and 40.1% disagreed that high ground rent is a major cause of conflict. For leasehold tenure, 70.1% agreed and 24.5% strongly agreed that land use is for a specific period, while 60.5% agreed and 4.8% strongly agreed that it provides secure rights during the lease period; however, conditional lease terms may create tensions, with 55.1% agreeing and 9.5% strongly agreeing that leases may be revoked for abuse. Regarding freehold tenure, 70.7% agreed that owners can hold land indefinitely through title deeds, while 66.7% agreed and 14.3% strongly agreed that it provides full ownership rights. The study therefore recommends strengthening land registration and titling systems, improving documentation, enhancing local dispute resolution mechanisms, increasing public awareness of land rights, and promoting accountability in land administration