UGANDA, Kampala | Real Muloodi News | The Government of Uganda is set to launch a comprehensive digital land registry through the Uganda Land Commission, a move officials say is intended to modernise land administration, secure state-owned property and improve transparency in public land management.
The planned digital land registry will create a nationwide inventory of all government land, addressing longstanding gaps in documentation, boundary clarity and monitoring. Authorities say the initiative is designed to restore confidence in land governance and protect public assets from encroachment and mismanagement.
Land has historically symbolised wealth, influence and authority. In pre-colonial times, kingdoms expanded their territories to consolidate power.
During the colonial era between the 15th and 20th centuries, European powers intensified territorial acquisition across Africa, driven by demand for agricultural land, raw materials and political control. These developments reshaped land ownership systems and introduced complex administrative structures that continue to influence Uganda’s land governance framework.
In Uganda, the 1900 Buganda Agreement marked a significant turning point. The agreement introduced large-scale land reforms and formalised the mailo land system. Approximately 8,000 square miles were allocated to about 1,000 chiefs and landowners, creating a tenure system with distinct ownership and occupancy rights. The legacy of these arrangements remains embedded in Uganda’s land structure today.
The 1995 Constitution later recognised four tenure systems: customary, freehold, mailo and leasehold. Customary tenure reflects traditional communal or family ownership; freehold grants absolute ownership; mailo involves dual rights between landlords and tenants; and leasehold permits occupation for a defined period under agreed terms.
Despite constitutional clarity, disputes over public land have persisted, particularly concerning land held or managed by the government.
Officials say one of the central challenges has been the absence of an updated and comprehensive inventory of state land. Without accurate records, distinguishing government land from land managed by other entities has often proved difficult.
Mr. Kasenge Tom John Fisher, a commissioner at the Uganda Land Commission, said the lack of clear records has contributed to encroachment and disputes.
“There is a big problem now in distinguishing between land owned by the government and managed by the Commission; land under the Buganda Land Board; and land under local governments and cities,” Kasenge said. “Because of that lack of accuracy in boundaries and the extent of land, confusion arises.”
The Uganda Land Commission, established under Article 238 of the Constitution, is mandated to hold and manage all land vested in or acquired by the state. This includes land occupied by ministries, departments and agencies; government schools; hospitals; police stations; prisons; army barracks; and land under the National Forestry Authority. The Commission holds titles on behalf of these entities.
Kasenge said much of this land has been encroached upon over time. He noted that the new digital land registry will support dispute resolution and reduce conflicts related to land ownership and management.
“This inventory will go a long way in helping to solve land disputes, wrangles and conflicts over land management and ownership in the country,” he said.
The digital land registry will incorporate Geographic Information System technology to create accurate, mapped records of public land. Officials say bridging existing information gaps will strengthen planning, attract investment and ensure proper land use. Kasenge noted that as Uganda continues to attract investors, reliable land records are critical.
“Planning for this land becomes very crucial at a moment when investors want to establish projects in different parts of the country,” he said.
Revenue collection is also expected to improve under the new system. According to the Commission, many occupants of government land do not pay ground rent due to limited awareness and informal tenure arrangements. The new digital land registry will include automated reminders for lessees regarding ground rent obligations and lease expiry dates.
“Correcting erroneous freehold titles will allow affected lessees to regularise their tenure,” Kasenge said. “This will also enable the government to collect due ground rent.”
Currently, the Uganda Land Commission has a financial year revenue target of 7 billion Ugandan shillings from leases and ground rent. Once the digital land registry is fully operational, collections are projected to rise to approximately 12 billion shillings within the first three years and potentially reach 40 billion shillings in the long term, according to Commission estimates.
Local governments and technical officers are supporting the nationwide inventory through boundary verification, data sharing and physical planning guidance. Officials say community engagement is central to the process to ensure cooperation and transparency.
The Commission has assured the public that the exercise is not intended to trigger evictions but to formalise documentation and strengthen governance.
“The purpose is compliance, documentation and improved management of public land,” Kasenge said.
Formal communication has been sent to all ministries, departments and agencies requesting details of land under their custody and nomination of focal persons to coordinate with the Commission. The initiative has received positive responses, officials said.
The Commission has also engaged 16 town clerks from cities and municipalities and reviewed records under the National Land Information System, a centralised platform for managing national land data. In collaboration with the Ministry of Lands, Housing and Urban Development, surveying, valuation and titling processes are underway to support the rollout of the digital land registry.
Officials say sustained inter-agency cooperation will be critical to the registry’s success. As the digital land registry project advances, authorities emphasize that accurate records, transparent processes and consistent oversight will be essential to ensuring that government land is protected and used in the national interest.
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