Standing in Kinyole A in the Northern City Division in Mbale City, Joel Namutolo points to a vacant plot marked with a bold sign: “Land for Sale – Shs50 Million.”
What was once predominantly rural land, used for subsistence farming with a plot of 100 by 50 costing about Shs1 million to Shs3 million, has rapidly transformed into high-value property targeted by developers, investors, and homebuilders. The land has become a contested asset due to rising prices, resulting in competing claims and silent tensions among families.
Recently, an incident happened in the city suburb of Namanyonyi Ward in Makudui Village, where a family reportedly broke apart after siblings disagreed over the sale of inherited land, prompting intervention by local leaders.
As urban development pushes deeper into former villages, disputes over ownership, compensation, land use, and planning approvals have intensified.
“We are seeing more cases of family members contesting inheritance rights, siblings dragging each other to court over ancestral land, and disputes between residents and city authorities over planning regulations,” Mr Joseph Mafabi, a land dealer in Mbale City, said.
In 2020, Mbale was among the first municipalities elevated to city status after the Cabinet approved the creation of new cities.
It incorporated seven sub-counties and two town councils from the former Mbale Municipality, significantly expanding its administrative and geographic footprint. The incorporated areas included Nauyo-Bugema and Nakaloke town councils, as well as Bukonde, Lwasso, Namanyonyi, Nakaloke, Namabasa, Bukasakya and Bungokho-Mutoto sub-counties. The expansion has not only redrawn boundaries but also reshaped how land is valued and governed.
Plots that once attracted little attention are now highly sought after. While in some areas a plot goes for between Shs10 million and Shs40 million, strategically located urban plots now cost more than Shs100 million. Ms Christine Mutonyi, a farmer in the Northern City Division, said the pressure has changed community dynamics.
“People who never thought about selling their land are now receiving offers. Families are divided, and even old boundary agreements that were once respected are now being questioned,” she said.
In many of the newly incorporated areas, customary land tenure systems continue to operate alongside formal urban planning regulations, creating friction as land values rise. The result has been a steady increase in disputes involving boundaries, inheritance, and overlapping ownership claims.
Mr Kasim Wabonga, the assistant town clerk for Mbale City, said the main challenge lies in integrating formerly rural areas into urban planning systems.
‘The creation of Mbale City did not change ownership rights. What changed was the administrative status and planning requirements,” he said.
He added: “Many of the incorporated areas were never properly surveyed. Our duty is to ensure development happens in a planned manner while protecting residents’ rights.” He adds that physical planning has become central as roads, housing estates, and commercial developments expand across the city. Ms Aisha Nabwire, a lawyer in Mbale, said many disputes stem from limited public awareness of land procedures. “Many cases before courts arise because people are not aware of the correct legal processes,” she said.
Mr Martin Ojaro, a surveyor, said many families still rely on informal markers such as trees and anthills to define boundaries.
“Most people only seek surveying after conflicts begin,” he said. Mbale City spokesperson James Kutosi said rapid expansion has placed heavy pressure on governance systems.
“Many newly incorporated areas entered the city without proper physical plans or surveyed boundaries, creating fertile ground for disputes,” he said. Mr Kutosi explained that newly incorporated areas entered the city without proper physical plans, surveyed boundaries, or updated ownership records.
This, he said, created fertile ground for disputes when development demand increased.
“The law requires the city to protect road reserves, public land, and planned infrastructure corridors, but some of these spaces had already been occupied or informally allocated over the years,” he said.
Mr Kutosi said the city, through its physical planning office, has resolved several land-related disputes, while others remain under review.
Despite the disputes, residents acknowledge that city status has brought opportunities, including infrastructure development, rising property values, and increased investment interest.
However, experts warn that without stronger land governance systems, the same land driving Mbale’s growth could become its most persistent source of conflict.