Land Sales
Mailo, freehold or leasehold? Uganda land tenure explained for buyers
The kind of title you buy shapes what you can build, borrow against and sell. A clear guide to Uganda’s land tenure systems.
In Uganda, the phrase “I own land” can mean very different things depending on the tenure system behind the title. Understanding which one you are buying into is the single most important step before any commercial land purchase.
- Mailo, common in Buganda, gives perpetual ownership but can carry the interests of lawful or bona fide occupants you must account for.
- Freehold, outright, perpetual ownership registered under the Registration of Titles Act, the cleanest form for a developer.
- Leasehold, ownership for a fixed term (often 49 or 99 years) granted by a freehold or mailo owner, or by a government body.
- Customary, held under the customs of a community, often without a formal title until it is converted.
Why it matters for commercial buyers
Lenders prefer freehold and registered leasehold because they are easy to value and take as security. Mailo land can be excellent value but demands extra diligence around occupants. Before committing, confirm the tenure on the title, not just the seller’s description, and have a lawyer trace it back at the land registry. Qubicle’s land listings show the tenure type on every plot so you can filter for what your bank will actually finance.
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