Ugandan land titles to get enhanced security feature, says Minister Mayanja

In a move to combat fraud and prevent the issuance of duplicate land titles, the Ugandan government is introducing new security features for land titles, New Vision Online has learnt. 

This initiative aims to curb financial losses resulting from fraudulent land transactions.

Lands state minister Sam Mayanja made the revelations as he reassured over 300 residents of Bulindo village in Kiira Municipality, Wakiso district, who are embroiled in a land dispute concerning the estate of the late William Wagumbulizi.

"The new titles will include serial numbers, your national identification details, transfer information, and a security alert system. If someone attempts to alter the details on your land title, you will receive an alert on your phone," Mayanja explained.

Mayanja​ was addressing residents of Bulindo at the launch of the ministry’s findings regarding the land dispute on August 27 in Wakiso district. He emphasised that fraudsters would be caught off guard, noting that many land occupants do not conduct due diligence before purchasing land.

He urged the public to always check the attachments behind the land titles, which show the land sketch.

"We want these findings to be distributed across all districts so people are informed, thereby preventing the duplication of titles," Mayanja stated. He added that issues related to ghost titles would be resolved nationwide to ensure that individuals receive value for their money.

"In our findings, we discovered cases where individuals paid for eight acres of land, but their documents only show ownership of two acres. Some titles were found to have been subdivided without the knowledge of the occupants," he revealed.

He highlighted that some titles were non-existent (ghost titles), while others were ambiguously documented without a clear demarcation of the land they represent.

The minister advised residents to request landlords to physically show them the boundaries of their land. Those involved in wrongful sales would face legal consequences.

"The law will take its course against those who fraudulently participated in these land issues, and they will be held accountable," Mayanja affirmed. He also mentioned that the report is a public document handed over to the State House Anti-Corruption Unit, led by Gen. Henry Isoke, for verification. All affected parties are encouraged to lodge their complaints.

A cross section of Bulindo village residents listen to lands state minister Sam Mayanja as he read out findings of the report of the land wrangle on Block 182, Kira Municipality, Wakiso district on August 27, 2025, where over 3000 land titles were found to be false. (Credit: Wilfred Sanya)

Background

In October 2022, over 300 residents petitioned State House over land issues, claiming they were being evicted by former Operation Wembley Commander Major Gen. Elly Kayanja.

The Presidential Taskforce on Land and Environment, led by Brig Gen Moses Lukyamuzi, summoned Major Gen. Elly Kayanja, along with local leaders, on October 4, 2022. 

However, Kayanja denied owning the disputed land.

Community voices

Julius Mutebi, Mayor of Kira Municipality, informed the minister that affected residents who lost buildings and property are fearful of returning to their land. Mutebi requested the minister to arrange a visit to assess the situation physically.

Wako Richard, who works with the Office of the Prime Minister, shared his plight despite having received a letter from the minister dated February 14, instructing Deputy Resident City Commissioner Kira Municipality, Naboth Kagoro, to reinstate him on his land.

Wako bought the land in 2005 for seven million shillings and has all the necessary documents. His property was destroyed by Balaam Nuwamanya, a trespasser.

Dr Jesca Nsungwa, a retired civil servant, recounted how she purchased 15 acres of land from Samwiri Ssebina to support her livelihood after planting trees.

Her property was destroyed, and she was denied access to her land. Despite reaching out to police and other relevant authorities, she has yet to regain her land.

She questioned the justice system, pointing out that suspects who destroy property are often released on bail within three days without facing proper consequences.