Homes expo training highlights challenges of land fraud

The first session of a seminar at the ongoing Homes and Construction Expo in Kampala featured an in-depth discussion on real estate acquisition in Uganda, addressing the alarming prevalence of land fraud.

A woman asking a question during one of the training.

Paul Mukiibi, Head of the Department of Law Reporting, Research, and Law Reform, led the session with a primary focus on land litigation in the country.

He highlighted the growing sophistication of land fraud and its impact on Ugandans striving to acquire land legally.

Expo-goers attending a traing at the Homes and Construction Expo.

“Most of you are interested in knowing the legal processes of purchasing land because there are a lot of reported fraud cases,” he noted.

“You spend long time saving money, but it can vanish in minutes after entering a fraudulent land transaction. The next day, you might find yourself being evicted and forced to pay three times the amount you originally paid.”

Mukiibi acknowledged that the perpetrators of land fraud are often influential individuals, which discourages victims from seeking legal recourse.

“Don’t think those committing land fraud are ordinary people,” he said.

“They include politicians who use their power to grab land. Unfortunately, this discourages many people from going to court to seek justice.”

He further explained that the increasing value of land has led to a rise in fraudulent activities.

“The purchase of land is not like buying vegetables. Land is a precious commodity, and this requires thorough preparation before buying,” Mukiibi advised.

Lands State Minister Sam Mayanja responding to queries raised by the public during the Homes and Construction Expo at millennium Park, Lugogo.

He warned that resolving disputes over fraudulent land purchases often costs more than the initial purchase price, urging buyers to exercise caution.

Tips for avoiding land fraud

Mukiibi offered practical advice for potential land buyers to the attendees and stressed the importance of verifying the identity of the seller through independent research.

“Don’t think that just because someone has an ID, they are genuine,” he cautioned.

“Verify their information with NIRA to ensure their authenticity. We’ve had cases where even people with IDs turned out to be fraudsters,” he said.

He also recommended conducting on-the-ground investigations: “Don’t rely solely on a lawyer. Visit the site yourself, and if possible, make multiple visits on different days. Speak to the local councils (LCs), neighbours, and anyone who might have knowledge of the land’s ownership.”

To assess whether land occupation will be contested, Mukiibi suggested a practical test.

“Inform the seller that you plan to send someone to clear the land at your expense. If they start resisting, that’s a red flag.”

Why land fraud persists

Mukiibi pointed to the lack of clear pricing policies and the reliance on cash transactions as significant factors enabling land fraud.

“Land litigation remains a major issue in Uganda because the government has not established a pricing policy. For instance, a plot valued at sh10 million shillings might be sold for sh20 million, driven purely by demand and supply,” he explained.

He also criticised cash transactions in land dealings, which he said facilitate money laundering and deprive the government of revenue.

“To prevent land fraud, we must avoid cash transactions and instead use bank transfers, which leave a traceable record,” he advised.

The seminar at Millennium Park in Lugogo was held under the theme 'Affordable Housing, Innovations, and Technology' and is sponsored by Pepsi.

Organized by Vision Group, the 3rd edition of the Homes and Construction Expo is a two-day event running from November 30 to December 1.