COMPLEX LAND MARKETS I N
UGANDA AND
SOMALI LAND
9640334609879 :NBSI
Complex land markets in Uganda and Somaliland Public Facing Report ISBN: 9789064330469 Date of publication: 01.04.2020 Place of publication: Institute for Housing and Urban Development Studies, Erasmus University Rotterdam
Key words: Spatial inequality, complex land markets, urbanisation, spatial justice
DISCLAIMER This document is an output from a project funded by the UK Department for International Development (DFID) through the Research for Evidence Division (RED) for the benefit of developing countries. This material has been funded by UK aid from the UK government; however the views expressed do not necessarily reflect the UK government’s official policies.
S P AT I AL I NE QUAL I T Y T I ME S
OF
I N
URB AN
T RANS I T I ON
EXECUTIVE SUMMARY Urbanisation is the result of the active
in East African cities, coupled with a
engagement
of
scarcity of planning resources, limits the
stakeholders, both formal and informal,
value of formal institutions in steering
who each play a role in organizing the
urban
flows within the city as a system. Central to
highlighting the importance of a holistic
that engagement is the role played by land
understanding of both formal and informal
markets in determining access to urban
institutions.
space.
interrelated
from
Emergent,
markets
a
multitude
uncontrolled
frequently
support
land rapid,
with
change
and
We
expansion,
understand
institutional
specific
thus
reference
these
arrangements, to
market
unplanned expansion in which substantial
transactions in urban land, as ‘complex
slum
land markets’ (CLM).
areas
are
characterised
by
the
scarcity of urban services. Which in turn impacts on economic productivity and
In our research, we investigated complex
human development. Research has often
land markets and urban transition in four
focused on the impact of formal and
East African cities in two countries –
informal institutions on those processes,
Kampala
but little research has focused on how
Hargeysa and Berbera in Somaliland.
and
Arua
in
Uganda
and
those institutions interact and overlap. The dynamic and rapid nature of urbanisation
1
This report synthesizes the main issues,
Taken together, the report can identify
findings and recommendations from the
some of the ways in which land markets
analysis
relate
of
our
research
on
“Spatial
Inequalities in Times of Urban Transitions” that was executed from December 2017 to
to
spatial
justice.
However,
obstructive implications cannot be ruled out.
September 2019. Based on a systemic view of land markets and integrated with a
The aim of this report is to suggest forms of
political settlement analysis, this report
support to assist policy development and
helps
eventually
policy interventions that can enable East
overcoming constraints to the ways that
African cities to offer greater opportunities
land markets can contribute to spatial
to poor and marginalised urban groups. It
justice.
presents findings on overarching issues in
in
understanding
and
each city from all the research components Our analysis builds on three key points:
and associated policy recommendations.
Firstly, that the four cities are different in
terms of the land market systems and
Although we can see that markets ‘work’
hence,
for some, they do not work for all. Therefore
political
their
relationship
settlements
to
(national)
work
through
our
recommendations
centre
around
different processes. This means that the
increasing transparency of the market. This
possibilities for supportive interventions
is
need to be considered on a city-by-city
planning
basis.
monitoring the spatial development trends
done
through; and
knowledge
policy
creation,
measures
and
and dynamics. These categories support Secondly, actors, transactions or property
and feed into each other by providing
rights
roles
accurate data on land transactions. This
sub-
evidence can be used to improve the
systems of land markets. This means that
design of pro-poor housing/land policies.
any intervention can have both progressive
Furthermore, they increase visibility (the
and regressive implications, and this can
first
simultaneously occur at different scales.
tackling
Consequently,
acknowledging
can
simultaneously
have across
multiple different
it is very difficult to relate
step
in
addressing
information
injustices)
by
asymmetries
and
diversity
of
the
land markets to encompassing notions of
land/housing transactions. By making the
spatial justice.
markets
more
injustices Thirdly, contrary to popular oppinion that
assumptions
markets
inequalities.
are
autonomous
economic
by
transparent
we
addressing
underlying
which
tackle
perpetuate
phenomena beyond the operations and control of the state, state actors are deeply engaged in land markets. They are also deeply intertwined with ‘informal’ land markets.
2
IN THIS REPORT 1
EXECUTIVE SUMMARY
4
BACKGROUND AND LOCATION
5
RESEARCH PURPOSE AND HYPOTHESIS
6
APPLIED METHODS
7
KEY CONTEXTUAL ISSUES
9
OVERALL FINDINGS AND RECCOMENDATIONS
10
Multiple types of land transactions
11
Markets ‘work’
12
Capturing value from land used as an investment
13
Markets are socially embedded
14
Spatial structure of cities
16
Value of residential land
18
OVERARCHING RECOMMENDATIONS
19
CONCLUSIONS
21
TEAM
3
BACKGROUND AND LOCATION East Africa is experiencing urban transition
This research was conducted over four
in its social, spatial and economic spheres.
cities. Two cities in Uganda; Kampala and
The land and land markets have been
Arua,
influenced by this urban transition, and
Hargeysa and Berbera. These locations
also by population growth, urbanisation
were chosen as they help to give an
and housing and infrastructure provision.
overview of the interesting and rapid
The provision of housing and infrastructure
urban transition currently occurring in East
directly relates to land tenure but also the way land transactions occur. This is set
and
two
cities
in
Somaliland;
Africa
against a background in which land is both a scarce commodity and in high demand.
4
RESEARCH PURPOSE AND HYPOTHESIS The objectives of this research are to
which institutions influence inequality and
understand and explain the complex land
how CLM impacts on spatial justice.
markets (CLM) in each of the selected cities, and to provide policy recommen-
We
dations
negative impacts on spatial justice, which
regarding land governance and
equitable, sustainable urban development.
started
from
the
hypothesis
that
are produced by transitory institutions, can best be addressed by improving these
This research identified how the urban
institutions
themselves.
transition in four East African cities works
interventions
as, and within, integrated systems within a
institutionalisation of CLM as the entry
given political economy in which CLM play
point for changing conditions.
into
We
understand
the
ongoing
a key role. These combine the influence of informal
practices
with
partially
The research question which guided this
dysfunctional land governance institutions.
work is: ‘How do complex land markets
The research also investigated ways in
influence spatial justice within the current urban transition in East Africa?’
5
APPLIED METHODS A number of interrelated research methods were used throughout the study. Data collection and analysis was done through:
Contextual analysis → literature review,
Land transaction biography → 54 in-depth
consultation of legal and other secondary
interviews were conducted with buyers
data
and sellers to understand the experience of
sources
on
the
history,
current
economic and political situation and status
transacting in land markets.
and conditions of land markets in the four Comparative
cities, two countries.
comparing Spatial
assessment
→
GIS
mapping
identifying spatial patterns of the urban transition,
housing
conditions
Analysis
findings
→
cross-cities
(inter-city,
intra-
national, overall) to establish similarities and differences.
and Findings on spatial justice → indications
morphological analysis of the cities.
on correlation and causal relations of land Land
market
interviews
analysis
conducted
→
with
44
in-depth
transactions and the level of distributive
institutional
and procedural justice experienced by the
land market actors.
individual household.
Household survey → approximately 8,000
households were interviewed in order to understand their engagement in complex land markets, how spatial qualities are distributed, and the household’s choice of residential location.
CONTEXTUAL ANALYSIS
HOUSEHOLD SURVEY COMPARATIVE ANALYSIS
SPATIAL ASSESSMENT LAND MARKET ANALYSIS
FINDINGS ON SPATIAL LAND
JUSTICE
TRANSACTION BIOGRAPHY
6
KEY CONTEXTUAL ISSUES The cities under research are experiencing
over 60 km 2 of land was found to have
rapid urbanisation and population growth,
been
which influence land market activity, drive
street blocks or plots marked out and
land transactions, urban expansion, and
enclosed with low boundary walls. The
infrastructure development. The increase in
regular form of this extension implies that
population
rapid
the state (or some other socio-cultural
urbanisation has also resulted in land
institution) is cognisant and engaged in
fragmentation
different ways. The same may be true of
growth
coupled
to
meet
with
the
growing
‘prepared’
for
development,
with
demand for land. It has resulted in the
Ugandan
emergence of a multiple layered land
organic
market emanating from pluralistic legal
topography in these cities, particularly on
tenure
inter-
the urban periphery, gives the impression
relationships between statutorily regulated
that extension and expansion was less
and customary authority regulated land.
‘coordinated’.
This
systems,
results
procedures
with
in
that
complex
socially not
cities,
though
pattern
of
the
irregular,
development
and
constructed
only
govern
the
In the secondary cities of Arua and Berbera,
process of acquisition but also produce
although both local governments hold
both equality and inequality regarding
some tight regulation of land markets,
access to land.
informal
and
covert
land
acquisition
processes are emergent. This also creates The
expansion
is
an
of
speculation as these cities exhibit potential
increased land consumption. This can be
for future development and expansion. The
largely explained by: i) the desire to own
imminent expansion of Arua’s municipal
land and that people prefer (or can afford
boundary
only) to buy vacant unserviced land to
development and city growth which has
build houses on the urban periphery; ii)
increased interest in property with 30% of
buying land and constructing houses as an
landowners having acquired property in
investment that could be rented out; iii)
the past 5 years. Additionally, to support
those migrating to the city from elsewhere
the
may
speculation is increasing, our results show
evidenced
find
of
through
the
the the
four
cities
dynamics
urban
periphery
geographically convenient.
enabling
has
widely
environment
influenced
held
for
land
infrastructure
perception
that
land
that 23% of current land owners in Berbera and 30% in Arua have acquired vacant land
Evidence of land speculation was also
without developing it.
found in all four study cities. The scale and intensity of this is clearly reflected in the
The
extensive demarcation of land in Hargeysa
fragmentation of cities is evidenced over
and Berbera driven either by diasporic
the past decade. This is prominently in the
investment or locals looking for a safe
primary cities of Kampala and Hargeysa
place to invest their money. In Hargeysa,
through the subdivision of plots/land
influence
of
land
markets
on
7
parcels
to
growing
land. Land ownership appears as a good
of
land
investment, particularly in Uganda where a
market activity. The intensification of land
significant number of landowners (more
use may in part be driven by out-dated,
than 80% in both cities) believe the value
unresponsive regulations. For example, in
of their property has increased two-fold. In
Kampala large minimum plot sizes for
Somaliland, more than half of landowners
residential use required by city planning
are of the opinion that the value (price) of
regulations lend themselves towards lower
land has doubled since the initial purchase.
density, villa-style housing. This pushed
In addition, given the extensive rates of
many to seek other forms of housing
tenancy prevalent across all four cities, it is
resulting in the sub-division of larger plots
conceivable that a fair proportion of land
over time to accommodate many smaller
transactions
plots,
rental housing. The prevalence of this form
population
with
accommodate and
various
housing
a
forms
built
at
a
higher
density.
relate
to
investments
for
of accessing land could reflect that land markets are exclusionary - putting land
A discernible driver of land market activity
ownership beyond the reach of many
in all cities is speculative investment in
people.
8
OVERALL FINDINGS
AND
RECOMMENDATIONS In the absence of state capacity, land
interventions have to be designed slowly
markets
important
and incrementally in order to incentivise
structuring force of East African cities. Land
changed behaviour among actors in the
markets are also related to the problems of
land sector.
appear
as
an
fragmentation and inefficient land use, congestion,
unequal
distribution
of
We identify a series of findings that build
resources and infrastructure, evident in
up to an overarching analysis of land
African cities.
markets in the four study cities and set out a number of key policy recommendations.
In the light of economic rhetoric that
We also identify what actions specific
market operations should be only lightly
actors may undertake to deliver on these
regulated by the state, land market
recommendations.
9
MULTIPLE TYPES OF LAND TRANSACTIONS In order to understand the actual dynamics
markets.
shaping the four cities, we should look at
transactions within land markets are i)
land
financial
form of tenure, ii) ‘social’ factors such as
logic of demand and supply. An expanded
religion (Hargeysa and Berbera), nationality
understanding
(Kampala and Arua), and ethnicity (Arua),
transactions
beyond
of
the
land
transactions
Key
elements
distinguishing
of
and iii) current and potential land use. Use
dynamics that can be accommodated by,
of land for self-built housing offers a
and
particular low valuation of land that people
facilitates
an
analysis
incorporated
of
a
series
into,
market
will engage in the land market for, as the
mechanisms.
process is likely to be conducted over Land markets are localised systems and
many years. Use of land for creating rental
with a diverse range of transactions within
opportunities, introduces a different logic
each
to the transaction process in comparison
city.
This
diversity
goes
beyond
conventional distinctions of in/formal land
with other surrounding land values.
RECOMMENDATION: IT IS CRUCIAL TO ACKNOWLEDGE THE DIVERSITY OF LAND/HOUSING TRANSACTIONS AND TENURE FORMS WITHIN EACH CITY, AS A WAY TO SUPPORT A WIDER RANGE OF LAND/HOUSING ACCESS MODALITIES FOR THE URBAN POOR.
The lack of control of state authorities of
impacts of different actors within land
the urban land market in Kampala, Arua
markets and to better understand the
and Hargeysa manifests itself in the lack of
valuation of land and housing (ownership
information about land transactions (due
and rental) for different land uses.
to inadequate systems and/or fraudulent practices) and in the inability of public
Advisory
organisations,
universities
and
institutions to better guide the land market
donors can contribute to improving data
for public benefit.
on land transactions processes and actors, and to build awareness and capacities
In order to promote more transparent local
within the government to design land/
markets, it is important to develop an in-
housing policies for the poor.
depth understanding of the role and
10
MARKETS ‘WORK’
Land markets seem to 'work' due to the
in themselves deliver few public benefits.
high
High
Investment in public infrastructure by the
percentages of respondents in each city
state will likely reward those who own land
reported that they found it easy to obtain
and who benefit from the appreciation in
property and to find a place to stay. With
the value of the land they hold, captured as
multiple land markets, we find the ability
economic rent.
volume
of
transactions.
to transact is tailored to suit the financial/ social means of each household. Thus, it
It
emerges that there are certain trade-offs
different
within
economic
markets
that
households
must
make between benefits and costs.
is
difficult
for
land
buyers
markets
classes
and
to
compare
across their
socio-
respective
offers and outcomes. If they could, they might
see
the
injustice
of
relatively
Although at a household-level there may
cheaper land, that is fully serviced, reserved
be some acceptance that land markets
for higher socio-economic groups, whilst
work, at the neighbourhood and city-level
the
the aggregate outcome of land markets
smaller parcels and lesser services.
poor
pay
comparatively
more
for
RECOMMENDATION: TACKLE INFORMATION ASYMMETRIES IN DIFFERENT TYPES OF LAND TRANSACTIONS
Increasing the visibility of the costs and
National governments and local authorities
benefits of various forms of market activity
can help promote more transparent local
across multiple markets would be a first
markets by developing more robust and
step to addressing injustices that arise
reliable land transaction data that is freely
from land transactions. For this, individuals
available.
should have the ability to obtain price information
on
comparable
sales
in
different parts of the city more easily, and to know about the future development of public infrastructure.
11
CAPTURING VALUE FROM LAND USED AS AN INVESTMENT Land
ownership
appears
as
a
good
off middle and upper-income households
investment particularly in Uganda where
who hold land and benefit from avoiding
more than 80% of landowners postulate
rising rental costs.
the value of their property has increased two-fold. Land functions as an investment
Currently, the historical trend for elites to
in cities where formal banking is expensive
capture most of the value from urban land
and where the range of options available
persists and the impact on spatial injustice
are limited. In a context of high rates of
is, in many ways, intensified, as growing
population growth, and therefore demand,
numbers of those on low incomes live in
buying land to rent out is a relatively safe
poor
investment.
rebalanced through land value capture to
However,
the
investment
approach mostly works in favour of better-
housing
conditions.
This
can
be
support the supply of affordable housing.
RECOMMENDATION: STIMULATE PUBLIC DEBATE ON DIFFERENT FORMS OF LAND VALUE CREATION AND CAPTURE
Local
governments'
In order to capture the increasing value of
capability to deliver subsidised social and
land, a thorough understanding of the land
low-cost housing solutions to meet the
market is required, including information
needs of those on low incomes will be
on land and property prices. Governments
increased with the potential of cities to
should investigate land control as a form of
generate
investment generating returns as well as a
taxation capture.
(and
national)
revenue and
through
development
property land
value
means of saving expenditure while seeking to stimulate public debate and actively disseminating information.
12
MARKETS ARE SOCIALLY EMBEDDED Markets are socially embedded. A person
Even when trust seems to be lacking, it
will
networks
appears that people are continually having
families)
to take extra steps to try and achieve trust.
rely
on
(neighbours,
their
social
communities
and
when conducting land transactions. This is because there is limited public information
It is unclear how much people really ‘know’
of markets, and so people use social trust
- in the sense of land values, current
based systems to gather and gain access to
market developments, existing purchase
information.
state/public
opportunities - and how much they would
institutions in Kampala, Arua and Hargeysa
be willing to study these aspects. Buying
do not have the ability to guide the land
land is mostly considered as a “once in a
market. Berbera, on the other hand, has an
lifetime action” and then the majority of
extensive, effective and well-managed land
residents are inexperienced and ignorant
administration system based on existing
of the broader picture and its implications.
records.
They might “trust” - as in blindly following
Consequently,
others’ advice - but they are unlikely to Trust is a key issue for transactions to
have the time to either build stronger ties
occur. All parties in the transaction are
(deepen the trust) with stakeholders or
required to trust and establish trust in
acquire accurate information needed to
different ways. Institutionally, key actors or
reach an “informed decision”.
procedures create different kinds of trust.
RECOMMENDATION: ENSURE LAND POLICY AND REGULATION REFLECT THE SOCIAL AND CULTURAL DIMENSIONS OF LAND MARKETS AND TRANSACTIONS The existing land use planning system is
cultural influence on the land transaction
widely regarded as dysfunctional. However,
process.
while the government is in the process of reviewing existing policies and legislation
It is crucial to develop an evidence base on
on land use planning and regulation and
what
exploring
(social and cultural dimensions that affects
ways
implementation
of
ensuring
and
that
their
regulations
are
influences
buyer/seller
market
behaviour)
activity and
locally
assess
the
enforced, the longstanding restrictions that
outcomes of land administration (policies,
existing regulation places on making land
tools) from a socio-cultural perspective
supply more pro-poor requires immediate
(including gender).
attention along with the existing socio-
13
SPATIAL STRUCTURE OF CITIES
The
conventional
view
of
the
spatial
informal
subdivision;
and/or
weak
structure of East African cities is that they
enforcement such that land encroachment
are fragmented (no uniform pattern of land
has
use) leading to inefficient use of land and
becomes
higher costs for people because the costs
which result in the average size of the
of moving are high and the costs of
standard plot falling.
occurred.
Equally,
scarcer,
land
as
urban
prices
land
escalate
providing infrastructure are also inflated. The spatial structure of cities is also in part Fragmentation is probably a reality in the
determined by the fragmentation of land
larger cities. This is likely a result of a lack
markets such that the rich may outbid the
of coordination in infrastructure invest-
poor, consuming more land and securing a
ment, resulting in ad-hoc development of
greater range of benefits - access to jobs
land
or
and urban services. The spatial structure
inappropriate regulation in planning and
may indicate levels of inequality present in
construction that has required the (formal)
cities, and the different housing typologies
development
found in each city could be interpreted as
parcels/blocks;
of
inadequate
large
plots
that
are
unsuited to local demand for land and
reflecting different sub-markets for land.
housing. Therefore leading to subsequent,
RECOMMENDATION: MONITOR TRENDS AND DYNAMICS IN THE SPATIAL DEVELOPMENT OF CITIES
Monitoring the physical form and spatial
real-estate
structure of cities at the neighbourhood
tenants to better understand supply and
scale provides evidence on which policy
demand-side constraints and motivations.
makers
Donors,
can
better
plan
for
meeting
sector
and
universities
landowners
and
other
and
advisors
specific land and housing needs in their
could work together with local authorities
city. For this, it is important to establish a
to find better evidence that will inform
system
reforms to land and housing policy to meet
for
monitoring
trends
in
land
consumption and work with the private
the needs of a wider range of stakeholders.
14
SPATIAL STRUCTURE OF CITIES 2017
Fig. 1: Rapid urbanisation in Kampala. An example of spatial assessment that can contribute to monitoring trends and dynamics in the spatial development of cities. This historical analysis of landsat imagery 1974-2017 shows the expansion of Kampala over six discrete periods.
15
VALUE OF RESIDENTIAL LAND
There
are
clear
differences
between
potential rental incomes of areas and evidence
that
higher-income
independent evidence that might exist to support such valuations.
residents
have captured more value from the land.
Understanding what determines prevailing
Much
owner-
land market prices is key to policy maker's
backyard
ability to intervene in the land market.
extensions on properties rented out to help
Urban land is largely a finite resource,
generate additional income and/or pay
determined by accessibility to key urban
back loans. Rents that are charged are
assets and services, with prices determined
limited to what tenants with very low
by demand and supply of land in a given
incomes can afford to pay. Often in areas
location for a given use. However, in East
where properties are mainly rented out,
Africa cities there is a general lack of
dwellings are typically rudimentary and
comprehensive land market information.
investment in infrastructure and services
There is a lack of data on how prices vary
largely absent. Further research is needed
between neighbourhoods characterised by
to better understand the basis on which
different
owners value their properties, the different
formally and informally developed, and
factors that can affect the range of rentals
intensity of development and geographical
that are charged, and whatever
location, particularly proximity to the city
housing
occupation
is
with
self-built rooms
for
and
land
uses,
types
of
housing,
centre.
RECOMMENDATION: DEVELOP AND INTEGRATE LAND MANAGEMENT POLICIES IN ORDER TO MAXIMIZE POTENTIAL VALUE INCREASE AS PART OF A LONGER TERM STRATEGY TO ENSURE SPATIAL JUSTICE BY PROVIDING AFFORDABLE ACCESS TO URBAN LAND AND HOUSING ACROSS THE URBAN AREA.
16
VALUE OF RESIDENTIAL LAND Currently, governments play a small role
needs
and the private sector provides most of the
implementing strategic spatial planning
housing
the
and sustainable development frameworks
and
to meet the SDGs; using urban design as a
informal land markets and government
feasibility tool to explore equitable and
regulations
innovative solutions to (re)development in
supply.
disconnect
Additionally,
between
both
produces
formal
challenges
in
of
those
low
socially
more
areas; and also developing and supporting
consequences
social
and
through
environmental the
continuing
growth of slum settlements. Inequalities
environmentally
incomes;
financing public infrastructure and creates unjust
and
on
sensitive
alternative affordable housing modes for low-income dwellers.
are likely to be further aggravated if public urban
development
prioritized
in
safe
continues and
central
to
be
In addition, it is necessary to address the
areas,
need for improved real estate property,
ultimately benefiting the most privileged.
land
market
and
socio-economic
information and ensure that information is Strengthening institutions for the efficient
accessible
management of urban land is crucial to
inform reforms to land and housing policy
ensure spatial justice. This can be done by
to meet the needs of a wider range of
introducing
stakeholders.
more
flexible
regulatory
to
all.
Better
evidence
can
standards that accommodate the housing
18 17
OVERARCHING RECOMMENDATIONS The recommendations presented here can
will
be grouped into three categories: planning
complexity
and
and
knowledge can then provide input for new
monitoring. Although these categories can
land policies, regulations, urban planning
be implemented separately, they inter-
and housing policies. This new knowledge
relate with and influence each other.
will also influence the trends and dynamics
policy,
knowledge
creation
of By monitoring spatial trends in the city,
generate
spatial
new
on
knowledge
those
on
markets.
development
which
the This
will
be
recorded through monitoring.
this will establish a baseline of understanding and can be a reference point for
As highlighted, new plans and policies will
before and after implementation of (new)
be
plans and policies. Monitoring also provides
knowledge
a
context
within
which
knowledge
is
created. Through tracking information asymmetries, stimulating public debate and acknow-
informed
from
creation
monitoring
and
recommendations.
This is to ensure that new planning and policy
recommendations
are
locally
relevant and embedded into the urban society they are created for.
ledging diversity within land markets this
18
CONCLUSIONS As this report has shown, the cities in this
poorer households. Market systems tend to
study are complex. Not only are they
partially compensate for this by expanding
experiencing
urbanisation,
the availability of rental contracts to cater
population growth, urban expansion and
for those increasingly unable to front the
infrastructure development, but they also
capital costs required for purchase, with
possess
markets
the result that both houses/apartments
characterized by pluralistic legal tenure
/rooms are increasingly available for rent,
systems and multi-layered relationships
while land itself is increasingly let or sublet
between formal and informal institutions
as an alternative to purchase. However, for
and actors. In addition, rising incomes
many poorer residents, this shift worsens
amongst some groups lead to increased
tenure security and weakens their asset
demand for land and buildings, resulting in
base.
highly
rapid
complex
land
continuous price inflation at levels that typically outstrip the growth of average
The socially constructed nature of the
incomes, with the result that land becomes
process
unaffordable for middle-income and
through purchase, rental or other means,
of
land
acquisition,
whether
privileges the roles played by certain
19
actors. In particular, the lack of essential
by strongly inclusive spatial planning. Yet
information on key issues such as land
improvements in both market efficiency
availability and the price of comparable
and in the capacity of state agencies to
properties creates a potentially lucrative
plan in an inclusive manner are needed if
space for brokers, who, when allowed to do
existing urban development is to be made
so, often seek to keep buyers and sellers
more just than it is now.
apart in order to maximize asymmetries of information. This inflates both risk and
At least in some respects, land markets
prices for other market actors, adding
underpin the problems evident in East
volatility to the market and also further
African cities, including fragmented and
exacerbating
of
inefficient patterns of land-use, congestion,
affordability for many. Amongst the case
unequal resource distribution and poor
study cities, this phenomenon was most
infrastructure. State intervention in land
notable in Kampala.
markets is clearly necessary if policymakers
the
problem
of
lack
wish to achieve more equal and productive The very complexity of land markets can be
cities. However, the complexity of those
instrumental in providing pathways for
markets and the difficulty in balancing the
people of different income and wealth
often-competing needs for greater market
levels to acquire a place to live and to
efficiency
secure
development
a
livelihood.
However,
that
complexity is also a problem in that it
and
more mean
equitable such
spatial
interventions
likely need to be slow and incremental.
makes it difficult to achieve coherence and complementarity. That has two effects.
Land-use
Firstly, while market incoherence makes it
effectively
possible for many poorer households to
participation
acquire land through networks and their
people and other key stakeholders, can
intimate knowledge of a typically small
play a central role in addressing spatial
part of that market, it can be extremely
justice issues by facilitating more intensive
difficult
such
and efficient urban land use and increasing
connections to secure a reasonable place
housing supply by bringing more land
to
live
for or
complexity
those work.
without Secondly,
significantly
market
hampers
the
planning and of
systems, with
the
communities,
if
used
genuine business
currently targeting the prime residential market
within
reach
of
lower
income
ability of local (and national) governments
groups. This happens to some degree on its
to plan for equitable and sustainable urban
own,
growth. In a very real sense, the complexity
‘affordable’ housing typically falls far below
of
spatial
the growing needs of expanding urban
justice for those sufficiently embedded
populations. Pro-poor land and housing
within
also
policies must play a vital role in mediating
entrenches privilege. More ‘efficient’ land
market-led land allocation if cities are to
markets are likely to exacerbate spatial
be inclusive of their residents.
land
markets key
social
both
protects
networks,
but
but
market
provision
of
truly
inequality unless they are mitigated
20
TEAM PRINCIPAL INVESTIGATORS COLIN MARX
ALEXANDER JACHNOW
TEAM OF THEMATIC EXPERTS ELS KEUNEN
MICHAEL WALLS
MARTYN CLARK
CAROLINA LUNETTA
DORCAS NTHOKI
TONY LLOYD-JONES
PAUL RABÉ
SUSANNA ALVES
FREDERICO REDIN
GEOGRAPHIC FOCUS:
GEOGRAPHIC FOCUS:
METHODOLOGICAL FOCUS:
UGANDA
SOMALILAND
CITY LEVEL SPATIAL
METHODOLOGICAL FOCUS:
METHODOLOGICAL FOCUS:
ASSESMENT
HOUSEHOLDS SURVEYS
LAND TRANSACTION BIOGRAPHIES
TEAM OF LOCAL EXPERTS UGANDA
SOMALILAND
SHUAIB LWASA
JAMA MUSSE JAMA MOHAMUD H. HOSSEIN
TEDDY KISEMBO
LEGEND:
IHS
DPU
IPE TRIPLELINE
IN COUNTRY TEAM MEMBERS
21
INSTITUTE FOR HOUSING & URBAN DEVELOPMENT STUDIES ERASMUS UNIVERSITY RBURGEMEESTER OUDLAAN 50 MANDEVILLE (T) BUILDING, 14 FLOOR, 3062 PA ROTTERDAM, NL ADVISORY@IHS.NL
THE DEVELOPMENT PLANNING UNIT UNIVERSITY COLLEGE LONDON 34 TAVISTOCK SQUARE, BLOOMSBURY, LONDON WC1H 9EZ, UK DPU@UCL.AC.UK Find publications here: https://www.ucl.ac.uk/bartlett/development/r esearch-projects/2019/feb/spatial-inequalitytimes-urban-transition-complex-land-markets
IPE TRIPLELINE CONSULTING TINTAGEL HOUSE, 92 ALBERT EMBANKMENT, LONDON SE1 7TY, UK 3L@TRIPLELINE.COM
EAST AFRICA RESEARCH FUND HTTP://WWW.EASTAFRICARESEA RCHFUND.ORG/
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