Land Act Guide

Land tenure in Uganda

The Constitution and the Land Act (Cap 227) recognise four systems of land ownership. Knowing which applies to a parcel is the single most important thing to establish before you pay anything.

Mailo

Held in perpetuity with a registered title. Common in Buganda. Mailo land may carry lawful or bona fide occupants whose interests survive a sale, so occupancy must be checked separately from the title.

Freehold

Held in perpetuity with full rights to use and transfer, registered under the Registration of Titles Act. The most straightforward tenure to transact.

Leasehold

Held for a fixed term, commonly 49 or 99 years, subject to conditions set by the lessor. Confirm the unexpired term and any development covenants before committing.

Customary

Held according to the customs of the community. May be converted to freehold through a Certificate of Customary Ownership. Boundaries are frequently unregistered, so surveyor verification matters most here.

Before you buy: a practical checklist

• Conduct an official land search at the Ministry of Zonal Office.
• Confirm boundaries with a licensed surveyor on site.
• Obtain spousal consent where the land is family land.
• Obtain an LC1 letter confirming the vendor and the parcel.
• Check for caveats, encumbrances and unregistered occupants.