Buying land in Uganda is a big decision, and for many, agreement land, often called Kibanja in the Buganda region, seems like an easier and more affordable option. But is it really safe? The short answer is "yes", and the long answer is "it all depends". While agreement land can be owned in perpetuity, there are a few important things to consider before making that purchase.

Let's break it down so you can make an informed decision.

Agreement land, or Kibanja in Buganda, refers to land that is owned based on an agreement between the buyer and seller, often witnessed by local authorities, family members, or brokers. Unlike titled land, it is not formally registered in the national land system, which means ownership relies on documented agreements rather than an official land title.

That said, Kibanja land isn't necessarily insecure, you just have to navigate it the right way.

While it may be tempting to go for agreement land due to its lower cost, there are a few risks to be aware of:

1. No Formal Title . Without a registered title, your legal ownership isn't as strong as it would be with titled land. Disputes can arise, especially if someone else claims the same land.
2. Who Owns the Land? . Agreement land is usually under a landlord, and this means you might need to pay ground rent (Busuulu). Before buying, find out who the landlord is and what their terms are.
3. Future Possibility of a Title . Some landlords allow tenants to upgrade from Kibanja to titled ownership. Before buying, ask if others have successfully acquired titles from the same landlord. If they have, this means you may also have the option in the future.
4. Multiple Claims & Disputes . Without a title, it's easier for multiple people to claim ownership over the same land. Always conduct due diligence.
5. No Bank Financing . Most banks only accept titled land as collateral. If you ever plan to take a loan using the land, Kibanja won't work unless you later acquire a title.

If the agreement land you're interested in falls under Kabaka's land (Buganda Kingdom land), then you have a safer path to ownership. The Buganda Land Board (BLB) runs a title acquisition program called Kyapa Mungalo, which allows Kibanja holders to upgrade to a formal land title.

So if you're buying Kibanja land on Kabaka's land, check if the seller has started or completed the process of acquiring a title. If not, you can explore Kyapa Mungalo to secure your land in the long run.

If you're set on buying agreement land, here are some must-do steps to reduce risks:

Find Out Who the Landlord Is . Knowing who controls the land helps you understand your rights and obligations (including Busuulu payments).

Check if a Title is Possible in the Future . Some landlords allow tenants to buy themselves out of the agreement and get a title. If others have done it, chances are you can too.

Consult a Lawyer . A legal expert will help draft a solid agreement and verify that everything checks out.

Talk to Local Authorities & Neighbors . They often know the land's history and can alert you to any disputes.

Get Proper Documentation . Even if it's just an agreement, make sure it's legally binding with signatures from relevant authorities.

Agreement land (Kibanja) can be a good investment if you do your due diligence and ensure there's a path to securing a title in the future. However, if you're looking for full legal ownership and bank financing, titled land is a much safer bet.

Thinking of buying agreement land? Make sure you check all the right boxes before committing. And if you're buying on Kabaka's land, consider upgrading through Kyapa Mungalo for added security.

Would you go for agreement land or hold out for a title? Click the "share and comment" button to let us know your thoughts!