Mailo, freehold, leasehold and customary land: what Uganda's tenure types mean for buyers

Article 237 of the Constitution of Uganda (1995) and the Land Act recognise four ways of holding land: customary, freehold, mailo and leasehold. The tenure affects what you are buying, for how long, and who else may have rights over the land.

Freehold

Ownership for an unlimited time, registered with a certificate of title. It is generally the simplest tenure for buyers, provided the title is genuine and free of encumbrances.

Mailo

Also ownership in perpetuity, found mainly in central Uganda. Mailo land often has lawful or bona fide occupants (bibanja holders) who are protected by law. Before buying, find out who occupies the land and on what terms.

Leasehold

The right to use land for a fixed period — for example 49 or 99 years — under a lease from a landlord such as a district land board, a city authority or a private owner. Check how many years remain, the ground rent, and any development conditions in the lease.

Customary

Land held under the customs of a community, common in rural areas. Much customary land has no title, although owners can apply for a certificate of customary ownership. Buying customary land needs extra care to confirm family and clan consent.

Questions to ask the seller

• What is the tenure, and can I see the title or certificate?
• Is anyone living on or using the land?
• For leasehold: when does the lease expire and are ground rent payments up to date?
• Are there any disputes, caveats or mortgages?

Every listing on our site states the tenure where the owner has provided it. Contact us if you have questions about a particular plot.

This guide is general information, not legal advice.