Assessing the effects of Official Mailo Land Tenure (Kabaka's Land) on physical infrastructure development

Abstract

This research investigates the impact of official Mailo land tenure on infrastructure development in Uganda using case studies from urban areas of Kasubi, Lungujja, and Kibuye. Ntinda area which has Leasehold as the predominant tenure was used for comparison purposes. The study employs a mixed-methods approach, combining satellite imagery analysis, stakeholder interviews, and resident questionnaires to comprehensively assess the state of infrastructure within the context of official Mailo land tenure. Satellite imagery from 2002 and 2023 is analyzed to identify changes in land cover and infrastructure over the past two decades. The analysis reveals significant increases in residential and housing developments, accompanied by challenges such as narrow streets and inadequate utilities. Stakeholder interviews with government representatives and local leaders among others provided an insight into land management practices and regulatory frameworks affecting infrastructure development on official mailo land. Data from resident questionnaires further corroborate findings from satellite imagery analysis and stakeholder interviews. Residents report a notable rise in residential buildings, coupled with very limited improvements in roads and utilities. The fragmented ownership of official Mailo land emerges as a key factor hindering coordinated infrastructure development, contributing to a patchwork of developments with varying standards which are evidently very poor. The study underscores the need for policy interventions to address the challenges posed by official Mailo land tenure. Recommendations include streamlining land acquisition processes, enhancing financial access for infrastructure projects, and increasing the proactive role of the Buganda Land Board in overseeing development standard.