Nabakooba (right) with Katikkiro Mayiga (centre); the first deputy Katikkiro, Twaha Kaawaase (left) during the Buganda Lukiiko (parliament) members’ retreat at Muteesa I Royal University recently
HABARI DAILY I Kampala, Uganda I Land grabbing is to become a thing of the past if the central Government succeeds in its plan to systematically register bibanja holders and absentee landlords across Buganda, a move authorities say could bring clarity to one of Uganda’s most persistent sources of land conflict.
The Government is seeking closer cooperation with Buganda Kingdom to identify, map and document people occupying land under customary tenancy arrangements as well as landlords who are absent from their properties.
The initiative is intended to create a reliable record of land ownership and occupancy, formalise tenancy arrangements and reduce disputes that have for years pitted landlords against bibanja holders.
Lands Minister Judith Nabakooba made the proposal while addressing members of the Buganda Lukiiko during a retreat at Muteesa I Royal University in Kampala.
The retreat, attended by Buganda Katikkiro Charles Peter Mayiga, was held under the theme Enhancing the Standards and Conduct of Members of the Buganda Lukiiko.
Mapping tenants and absentee landlords
Nabakooba said the absence of accurate records has created an environment in which land grabbers can exploit unoccupied or undocumented land by manufacturing fraudulent ownership documents.
“The ministry and Buganda Kingdom can jointly investigate, map and document absentee landlords to foster dialogue, formalise tenancy arrangements and resolve historical land disputes,” she said.
The minister said the proposed collaboration would go beyond simply identifying landlords and tenants. It would create a systematic database showing who occupies particular pieces of land, who claims ownership and what rights each party holds.
This, she argued, would make it more difficult for fraudulent claims to succeed while giving genuine occupants and landlords a clearer path to resolving disputes.
Kyapa mu Ngalo to link with Government programme
Nabakooba also revealed that Government is considering integrating Buganda Kingdom’s Kyapa mu Ngalo initiative with the Ministry of Lands’ mass land registration programme.
Kyapa mu Ngalo, which translates to “land title in your hands”, is intended to help communities document land rights and improve security of tenure.
The initiative could be strengthened through the Government’s Systematic Land Adjudication and Certification programme, under which land occupants are identified, their claims verified and certificates of occupancy issued.
Nabakooba pointed to the experience in Greater Mubende, where hundreds of bibanja holders were registered and subsequently received free certificates of occupancy.
She said a similar exercise in Buganda could establish an authoritative register of tenants and provide stronger protection against illegal evictions and fraudulent land transactions.
“ Our partnership will focus on a shared operational agenda designed to resolve long-standing issues and accelerate regional development,” Nabakooba said.
The minister said closer coordination between the central Government and Buganda Kingdom would also improve land administration and service delivery.
A longstanding source of conflict
Land disputes involving bibanja holders and landlords have remained a major challenge in Buganda, where the mailo land tenure system has created overlapping interests between registered landowners and lawful occupants.
For many bibanja holders, lack of documentation can make it difficult to prove their occupancy rights, while landlords may struggle to establish the identity and status of tenants occupying their land.
The proposed registration is therefore expected to provide a common database that can help settle disagreements before they escalate into costly legal battles or violent confrontations.
The exercise would also complement Government’s National Development Plan IV mass land titling programme, which seeks to simplify the process of land registration and issuance of titles between 2025/26 and 2029/30.
Government warns against land fragmentation
Nabakooba also used the meeting to caution Buganda communities against excessive subdivision of family land.
She said rampant land fragmentation was undermining agricultural productivity and contributing to the expansion of unplanned settlements.
The minister encouraged families, where practical, to retain land under a single trustee and ensure that it is used productively for agriculture and other income-generating activities.
The warning comes amid increasing pressure on land in Buganda, where rapid population growth and urban expansion have intensified competition for increasingly scarce parcels.
Buganda welcomes engagement
Katikkiro Mayiga said the annual Lukiiko gathering provides an opportunity for the kingdom to evaluate its achievements, assess programmes and identify areas requiring improvement.
He described the Lukiiko as Buganda’s highest decision-making institution, noting that its role has evolved alongside Uganda’s changing political and social environment.
Mayiga traced the modern Lukiiko to the restoration of traditional kingdoms, saying Kabaka Ronald Muwenda Mutebi II initially worked with a small advisory council before formally relaunching the Lukiiko in 1992 through a clan-based representation system.
The proposed land partnership could now give the institution another important role—helping communities establish greater certainty over land ownership and occupancy.
If implemented effectively, the registration of bibanja holders and absentee landlords could represent a major shift in Uganda’s approach to land conflicts: moving from resolving disputes after they occur to documenting rights before disagreements become conflicts.
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