By witnessradio.org/ Land portal
The first official results from an international survey of how secure people feel in their homes and on their land reveal that in the initial 15 countries surveyed, 25% of citizens are concerned that their property could be taken away from them. This aligns with earlier findings from a pilot study in three countries.
Prindex, a joint initiative of the Global Land Alliance and Overseas Development Institute (ODI), is the result of over two years of research and development of methods to accurately measure perceptions, and will make a vital contribution to efforts to measure and address property rights insecurity and related issues, including via the United Nation’s Sustainable Development Goals.
The countries surveyed using the approved methodology were Burkina Faso, Cameroon, Costa Rica, Côte d’Ivoire, Ecuador, Honduras, Liberia, Madagascar, Mozambique, Namibia, Peru, Rwanda, Senegal, Thailand and Zambia. An additional 18 countries will be surveyed by the end of this year, and the project aims to cover over 100 countries by the end of 2019.
Findings from the first round of data collection and analysis include:
- Big differences in rates of tenure insecurity across the sample, with only 8% of respondents saying they felt insecure in Rwanda, compared to 44% in Burkina Faso
- The two most common reasons for feeling insecure were: ‘owner/renter may ask me to leave’ and ’family disagreements’
- Across all countries renters felt more tenure insecure than owners
- Across the 15 countries, there was not that much difference between men’s and women’s perceptions of tenure security. However, when respondents were asked how worried they were that they would be forced to leave in the event of divorce or spousal death, women were markedly more worried than men
- Younger respondents were on average, more insecure than older ones, with tenure insecurity being 10.5 percentage points higher for 18-24 year olds than for those aged 55+ across the 15 countries
- In just over half of the countries, respondents in urban areas reported tenure insecurity rates that were between two and 10 percentage points higher than in rural areas
- In a similar proportion of countries, those with formal documentation reported feeling more secure than those without.
Anna Locke, Head the Agricultural Development and Policy Programme at ODI and Co-Director of Prindex said: “What our results show is that a staggering 41 million people in the countries surveyed think that it is likely or very likely that they will lose the right to use their property in the next five years. This will affect the way they behave, and their countries’ overall development prospects.”
Malcolm Childress, Co-Executive Director of the Global Land Alliance and Co-Director of Prindex said: “Measuring perceptions gives us a much more nuanced picture of property rights. In some countries a legal title might be a reliable source of tenure security, whereas in others it might be meaningless if the government can revoke it at a moment’s notice. In others still, traditional systems of property rights may provide security even without legal documentation. By asking how people feel about their property rights, we get an insight into how they might behave, and the broader obstacles to investment and economic development.”
To date, the lack of global and comparative data has prevented policymakers, academics, businesses and others from understanding the scale and nature of tenure insecurity and knowing how to improve it. By measuring perceptions of land and property rights security, Prindex seeks to close this gap and help address this pressing development problem. Prindex is funded by Omidyar Network and the UK’s Department for International Development (DFID).
Peter Rabley, Venture Partner at Omidyar Network, said: “Prindex is truly groundbreaking as it asks people for the first time what they think about and want from property rights at a global scale, filling a critical data gap for governments, non-profits, social entrepreneurs, donors, and community leaders. We are excited to support Prindex as it continues to build its dataset, unlocking on-the-ground insights that will lead to better solutions for the myriad of issues tied to property rights—from social identification and inclusion to economic stability, environmental stewardship, and more.”
Land grabs: Officials in Mubende district are colluding with economically powerful and politically connected people to grab local communities’ land.
By Witness Radio Team
Justine Nakachwa (not her real name) had never thought of losing land she and her family had happily lived on for decades. Her dream of owning farmland had come true.
The land passed down to generations of descendants from the late 1970s was now being claimed by a renowned businessman. She got staggered.
“I was shocked by this news because I have spent most of my life here. Am wondering how he could acquire the land without the knowledge of the whole village.” She painfully revealed this while speaking to a Witness Radio-Uganda reporter.
The sixty-year-old is one of the community members of over 800 smallholder farmers in the three villages; Biwaalwe, Kabaale, and Kyagaranyi in Kanyogoga parish, Butologo sub-county in Mubende district currently facing eviction by Tubikaku Uganda Limited, a company owned by City businessman Desh Kananura.
The smallholder farmers have been practicing subsistence farming on this land to earn a living since the 1970s.
Intending to secure ownership and legalize it, they conducted a search and due diligence, which revealed that the land had no encumbrances. In 2012, they applied for a lease. Sadly, the Mubende District Land Board declined to grant their request and instead awarded the lease of 906.4 hectares to a ghost company Tubikaku Uganda Limited.
The economically powerful and politically connected to grabbing the downtrodden land with the assistance of land board officials is rapidly growing in Uganda. With the aid of district land boards, cartels are increasingly disposing of smallholder farmers. This practice is now predominant in many districts in the country, especially Mubende district.
It is alleged that the District Land Board has previously leased people’s land to tycoons without following proper legal land acquisition procedures.
Seven years ago, a community’s land in Lwebigajji village in Mubende district of 226.5 hectares were grabbed by a local investor with the help of district land board officials. The community had lived on their land for over 30 years.
When the community showed interest in acquiring a leasehold on the land, the district land board of Mubende hurriedly offered the title to one Deo Semwogerere Mutyaba, a local businessman, who does not even own a decimal on the land.
Consequently, over 2000 families were affected. “In 2014, we requested the Mubende district lands board for a lease on this land, got surveyed using our efforts and resources, however upon returning the leasehold title in 2015, it had Semwogerere’s names as the owner of the land.” Grace Nantubiro, one of the community leaders said.
Samuel Wambi Mamali, a local businessman was also helped by the Mubende district land board officials to allegedly steal local community’s land covering three villages. These include Kyamukoona, Kijojolo, and Kalagala in Mubende District that have been occupied by locals for decades. The villages accommodate over 800 families.
The villagers indicated that Maamali fraudulently acquired a lease title he never applied for, did not consult community members on the land, nor at parish, or sub-county land committees that should have advised and guided on whether the land was lawfully being occupied and cultivated.
The few listed cases above are among several cases of grabbed land by wealthy and politically connected people in the Mubende district. The trend of district land boards facilitating land grabs has left many local and indigenous communities landless.
A community of over 300 smallholder farmers conned as their land is sold to a local investor without their consent.
By Witness Radio Team
As foreign agribusinesses take over Kiryandongo communities’ fertile land, other local investors are also eyeing the remaining land occupied by the poor families in the southwestern district of Uganda to grab their land.
A community of over 300 smallholder farmers in Ranch 22, Nyamuntende village in Kiryandongo district is being evicted by a local businessman Maseruka Robert who claims ownership of the land some have lived on for decades. Mr. Maseruka connived with some leaders in the community to grab land from the poor.
The evictions that started in August this year have caused the displacement of over 50 households so far on land measuring over 2000 acres without consultations or being fairly compensated. Crops belonging to residents, and houses were razed.
When evictions by multinationals soared in Uganda, the community acted swiftly to protect the interest on the land and avert a land grab. And in 2015, they applied for a lease of 49 years on the land from the Kiryandongo district land board which was granted to them.
However, unbeknownst to them, schemers would take advantage of this opportunity to grab their land. Earlier, the residents whose land is located on Ranch 22 Block 8 Bunyoro Ranching Scheme entrusted Wilson Sikhama, Ochema Richard, and a few other community members as their leaders in 2016 during the requisition of the land.
According to the residents, initially, the application processes unfolded as they had planned, however, Sikhama and Ochema allegedly connived with other people not known to the community to drop the names of some of the community members whom they had entrusted and replaced them with Julius Isingoma, Gerald Tumusiime, Messanger Gabriel Wabwire, Musokota William John and Simon Mwesige.
Residents further added that the land was titled in the names of the seven people who excluded the villagers. In 2019, when the community expected the location forms of the land per person, they understood that the land they had acquired was sold to one Maseruka Robert without their notification by Sikhama and the group.
In the same year 2019, the community ran to court seeking its intervention to regain the ownership of their land. The community was led by one of their own Mbabazi Samuel. In a blink of an eye, Mbabazi allegedly reached an agreement with the aforementioned group. On the 22nd of October 2020, he allegedly sold the said land to a group of people (Mr. Sikhama’s group) at One Hundred Million Shillings (100,000,000 equivalent to USD 26,483.79) without the approval of the community he represented.
After completion of the sale, the group of schemers sold the land to Maseruka who is now evicting the community.
In our interview with Maseruka, he failed to explain how he acquired the land but, insisted that he wanted the community to leave his land. “These people should leave my land because I want to use it, this is my land.” He maintained.
Some of the evictees whose houses were destroyed had relocated to their neighbors’ homes for fear of what would befall them. A 42-year-old widow and a mother of 10 said Maseruka’s accomplices destroyed her house leaving her destitute.
“These people wanted to give me 700,000/= (185.39) for the 15 acres of my land. When I resisted, they began destroying what they found including my house. They told me the money they were giving me was enough for me to vacate.” She explained.
The chairperson of the affected community, Mushija Caleb said his people are being forcefully evicted because they refused the peanuts given to them as compensation. He reiterated that his people don’t want to leave their land.
“They should not think of compensation irrespective of the amounts they are willing to offer because people are not interested in surrendering their land,” he added.
A self-claimed landlord who caused the imprisonment of six community land rights defenders on false charges was aligned before the court and charged with 28 counts.
By Witness Radio Team
A magistrate court at Mubende has charged a self-claimed landlord with 28 counts plus murder. Naava Milly Namutebi caused the arrest of six community land rights defenders, falsely accused them of murder, and got imprisoned for three years without trial.
Naava’s appearance before the court followed shortly after the Director of Public Prosecution (DPP) dropped murder charges against six community land rights defenders. These include; Tumusiime Benjamin, Bagirana Innocent, Habana Domoro, Miyingo Gerald, Byangaramani Charles, and Byekwaso Fred.
Naava was charged along with Bulasio Musoke, Richard Mugagga, Henry Kaaya, among others. They were not allowed to answer any charges as the court had no power to make legal decisions and judgments on charges read to them.
The prosecution alleges that Naava and others still at large, committed offenses in areas of Mubende and Kampala districts between 2006 and 2021.
From 2012 to date, Naava got help from the senior army, police, and other public officers in Mubende orchestrated violence and committed human rights violations/abuses while forcefully evicting over 4,000 people off their land.
The land being targeted measures 3.5 square miles covering villages including Kirwanyi central, Kirwanyi East, Kirwanyi West, Nakasagazi, Kituule A, Kituule B, Kibalagazi A, Kibalagazi B, Kakkanembe, Bukyambuzi A, Bukyambuzi B, Kisende, Mulanda, Kituule central, Kirwanyi A, and Butayunja in Kirwanyi and Kituule parishes in Butoloogo Sub County in Mubende district.
Naava and others accused were remanded to Kaweeri prison until 19th/July/2022.
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