The Relationship between Residential Land Use, Land Tenure and Values in Kampala City, Uganda

Abstract

Rapid population, land scarcity, derived demand, and overlapping land rights have increased conflicts over land in Kampala. These, coupled with high need and demand for accommodation, have contributed to the need for a better understanding of the interactions between existing land tenure systems and values. This is particularly critical given that land values influence access to land, use, and ownership. A good understanding of the interactions will help develop appropriate solutions to ensure a well-functioning property market. This paper, therefore, highlights the links between residential land use, land tenure systems, and land values in Kampala City. The study used a descriptive research design. Primary data was obtained through field studies undertaken between 2017 and 2018 but data collected on land values were for varied periods between and 10 years depending on data availability. A field survey was undertaken within Kampala’s Makindye Division and involved interviews with selected households, key informant interviews, informal discussions, and observation. Secondary data was obtained by reviewing relevant literature. The findings were that Kampala has a multiplicity of land tenure systems; land values are influenced by a multiplicity of factors; land tenure systems have a moderate positive significant relationship with urban land values and, therefore, insignificant in predicting urban residential land values. The study recommended the need to develop a land tenure map for the city due to the complexity of the existing tenure system, develop a land registry for all land parcels, and the need for more studies on land value dynamics and/or trends.