Land for sale Uganda Property Agents

Land for sale in Uganda

We all have that dream about owning our own land for various activities like constructing houses, rentals, businesses or farming. Land can be purchased in different places mostly depending on what the buyer wants.

The sale of land can be done by the government or individuals and it has a lot of procedures to follow and after purchasing land, you are given a land title to prove that you are the new owner of the land. Al land looks perfect mostly if you are convinced by the seller but there are a few things that you can consider before purchase and sale of land.

Type of land tenure systems in Uganda

Before purchasing land, you need to be able to know and identify the different land tenure systems in Uganda and these include the following:

Customary land tenure system

This is where the land is owned by the different kingdoms or customary administrations. It should be noted that most of the land in Uganda is held in customary form and controlled by the different kingdom elders and a certificate of customary ownership is given to tenants on this land.

In some areas in Uganda, the land is owned by individuals but there are instances where it is communally owned and everyone gets to use that specific piece of land. Customary land tenure system is regulated by customary rules.

Some people on this land have their own titles to their land and have rights to it but others don’t and this land is separated by ridges or stones that separate one homestead from another and they must follow the rules and regulations that govern the land put up by the clan head.

Mailo land tenure system

Mailo land is administered under the central government and it was generated by the 1900 agreement where freehold was granted to the people in exchange for the political cooperation by the colonial government.

Under Mailo land the owners of the land have absolute rights of their land and have titles to prove it. They are locally known as Bibanja owners and the land is overlooked by the landlords before the names on the titles change.

There are over 250,000 Mailo land owners in Uganda at the moment. The Mailo land in Uganda is mostly owned in Buganda with about 9000 square meters while the rest of the land is found in Bunyoro in Western Uganda.

Most of the titles are just being subdivided into different titles but it should be noted that most of the titles under Mailo land were all given out in 1928.  In order to get the title names changed one needs to get the plot and block number for verification and take it to the lands office where it will be determined whether it exists and then the name will be changed from the previous owner to the buyer.

It should be noted that before the land title is changed to other names, a surveyor is called upon to come and survey the land and a form is filled at the ministry and after that the names are changed legally.

Leasehold land tenure system

This is where the owner of the land gives it away for an agreed amount of money for a specific period of time and the contract can either be renewed or given to someone else. The leased land in Uganda was formerly owned by the local central government and it was given out to different individuals for several years. You should also note that the lease tenure system can be given out by any land owner whether from Mailo land or customary.

Public land tenure system

Under this the land is owned by the government and it has the right to either lease it out to individuals or organizations. This land is mostly found in urban centers and it is meant for the most part to be for businesses and not for settlement.

Free hold land tenure system

This is land that is mostly owned by churches, schools and a few individuals. This was land that was given to the church missionaries by the colonialists and the free hold agreement was made between the kingdoms and the British government.

This is where land owned by the specific group is free and there is no time limit on the ownership of the freehold land tenure system. The government provides he certificate of ownership for this type of land system.

Things you need to know before purchasing land in Uganda

  1. Hazards of the environment

Environmental hazards can mean different things like flooding when it rains, dirty water and pollution. Before you start purchasing land you should check out on how big the hazards are because they can cause health hazards for the occupants of the place. Therefore you should purchase land in a place that is not harmful to your health and social life.

And if you are purchasing land for farming you should make sure it is fertile and that the water retention is good. The land bought should be tested to find out if it is compatible for the purposes you have bought it for.

  1. Titles and rights


Purchasing has its own rights and before you can purchase the land. Get to know the tenure systems, and the rights that govern the purchase of land. When you purchase land you will need a title to prove that the land is actually owned by you and also make sure you have the right documentation when purchasing land.

  1. Access to the property

This entails the location of the area and how accessible it can be. Purchasing land in a place where there are no direct roads or other services like water, electricity, found in a mini forest and labor. This will increase the expenditure of the buyer in everything. Therefore one should get land in a place that is almost accessible to save on the costs.


Procedure on how to purchase land in Uganda

Below is a detailed list of procedures that one needs to follow when purchasing land.

  1. Visit the land or site

This helps you to know whether you are going to buy the land or not. It’s the first step when it comes to purchasing land and a visit to the site will show you the economic growth of the place, infrastructure needed and how much you are going to invest in the area once bought and it will also help you get to know whether you will like the neighborhood.

During the visit on the land, make sure you get to know the land type, the real owner of the land and the asking price. Talk to the local people, the neighbors and the local council chairman and find out if the person selling the land is not a fraud.

  1. Ask the local council for details on the land

The chairperson is the go to person when you need personal information about the owner of the land and the details of the land that is intended to be sold. Most people sell the same land to different people just to get income but if you want to avoid that, then ask the chairperson about the land and find out if they it is legit and not a scam.

  1. Meet the person selling the land and negotiate

You need to meet the owner of the land and start negotiating on how much you are going to pay for the land and the procedures of payment. Once you agree on how much you are going to pay, then you should make sure you get receipts for the payments made and write an agreement with witnesses about the agreed terms and conditions.

  1. Search for the title the land registry

After getting to know about the land, then the next step is to go the lands registry and check out the land title to see whether it is legit. This can take more than three days verifying the owner of the land but it helps you get to know the conditions and rates about the title.


  1. If possible hire a good lawyer


You might not get the time to follow up on the sales of the land therefore it is advisable to hire a lawyer to oversee the sales and check on the land titles to see whether the land title is legit and whether it is owned by the person who is selling the land. He can also advise you on the different matters that involve land acquisition.


In conclusion, getting that desired piece of land is not easy but through land brokers, you get to visit different plots of land which gives you a good and diverse idea on what you can choose although you should be aware of the scammers and those who sell land that does not exist or is found in wetlands and good luck in the journey of purchasing good quality land.

If you are ready to sell or buy a house, you should find out what it is worth, the changes in the current market and how prices fluctuate depending on supply and demand for houses in a particular area.

Toward the later part of 2005, the Uganda market changed due to the increasing demand of houses most especially in places such as Muyenga, Kololo, Ntinda, Naalya and most places around Kampala. Probably because of the increasing number of investors and people who want to increase the value of their homes since those places offer superior living facilities. This has made such places more expensive than the thers on the Uganda real estate market.

In other places with less competition, the prices of houses are fairly low making it easy to buy property for those who can not afford or don’t want to spend a lot on houses. Even though the demand is low, houses in the rest of Uganda offer god conditions for one to stay or spend a life time.

The property agents in Uganda therefore have to swing through the market from low priced areas to the expensive areas, depending on the requirements of the customers who wants to sell or buy a house. They use their experience to get you the best at any time.

If you are selling or buying a house, keep in mind the fact that you can not change the market, but only how you deal with it and your attitude toward it. Don’t fight the market and its principles, you will be much better if you bear with it.

Uganda real estate dealers will help you deal with the market since these professionals have all the information that you need including the listing of various part of the country depending on the your demands .
Land for sale in Uganda

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