UGANDA, Wakiso | Real Muloodi News | A cautionary tale has emerged from Wakiso District, where a prospective land buyer, Edwin Asaba, warns about his experience entangled in a costly and frustrating land transaction with seller Peter Bantebya Kirungi, 55 years old, an auditor at Danjo Holdings Ltd.
Mr Asaba says what was supposed to be the first step toward building his dream home turned into a distressing ordeal of deceit, broken promises, and financial loss.
A Cautious Start
On July 10, 2023, Mr Asaba visited a property in Busiro County, Wakiso District, identified as Plot 1490, Block 306, being sold by Mr Peter Bantebya Kirungi for UGX 53 million. Mr Asaba was very pleased with the location, and envisioning building his future home on the land, he was eager to proceed.
However, aware of numerous fraudulent land transactions that had cost buyers their hard-earned savings, Mr Asaba was determined to conduct thorough due diligence before finalising the purchase.
His first step was to hire a licensed surveyor to verify the land’s boundaries and compare them against the title deed. However, Mr Asaba says that when he informed Mr Kirungi of his plan, the seller dismissed the need for any checks, assuring him that everything was in order.
Despite the pressure to proceed without verification, Mr Asaba remained firm. But he says Mr Kirungi then introduced a new urgency, demanding a deposit of UGX 5 million, claiming he had multiple buyers ready to purchase the property.
Mr Asaba, trusting the seller but committed to his diligence, deposited UGX 5 million on July 12, 2023.
Discovery of Fraud
The following day, on July 13, he brought in surveyor Andrew Kintu from Southern Hemisphere Surveyors.
The survey results were shocking: the title deed did not correspond with the real plot. Instead, it was located squarely in the middle of a road, several meters away from the land Kirungi was attempting to sell. The discovery confirmed Mr Asaba’s worst fears—he had been deceived.
Upon realising the fraud, Mr Asaba immediately demanded the return of his deposit on July 20. However, retrieving his money proved to be another exhausting battle.
Broken Promises and Stalling Tactics
On July 25, Mr Kirungi responded with an elaborate excuse, claiming that brokers had taken UGX 2 million from him and that he needed time to recover the funds.
He assured Mr Asaba that he was in the process of subdividing the land and would refund the money once the new titles were issued. He promised to settle the matter within three weeks. Weeks turned into months.
Despite repeated follow-ups, Mr Asaba struggled to recover his funds. On October 19, 2023, after Mr Kirungi finally managed to sell the land, he transferred only UGX 2 million—less than half of what was owed. He assured Mr Asaba the remaining 3 million would be sent in a few days. However, as weeks passed, no further payments materialised.
Excuses and Evasion
By November, Mr Asaba had made countless phone calls and sent numerous messages, but Mr Kirungi continued to stall. On November 26, Mr Kirungi sent another promise: “Let me see what to do tomorrow afternoon.” But tomorrow never came.
On December 9, 2023, after further persistent pressure, Mr Kirungi transferred UGX 1 million, leaving a remaining debt of UGX 2 million.
In a shocking turn of events, Mr Kirungi declared: “What I paid you is all. Sorry. No more. Thanks for being patient and good people. Please rest the case. Things in the world happen beyond our control. Very sorry!”
Outraged, Mr Asaba confronted Mr Kirungi, reminding him that he had proof of payment, the land agreement, title copies, and Mr Kirungi’s details. Mr Kirungi deflected responsibility, blaming brokers and insisting that Mr Asaba should seek the money from them instead.
Seeking Justice
Having exhausted all avenues for an amicable resolution, Mr Asaba turned to Real Muloodi News to expose Mr Kirungi’s fraudulent dealings.
When our Real Muloodi News reporter reached out to Mr Kirungi for a comment he said, “I will not pay his money. I will never pay.”
Mr Asaba’s story is a stark warning to all land buyers: always conduct due diligence, insist on verification by a licensed surveyor, and never hand over money without legal safeguards.
Fraudulent sellers like Peter Kirungi continue to exploit unsuspecting buyers, and it is only through vigilance and awareness that such scams can be prevented.
Real Muloodi News will continue to follow this story and advocate for justice on behalf of victims of land fraud. If you or someone you know has experienced a similar situation, we encourage you to come forward and share your story.
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