The land ownership dispute in Kaazi, Makindye Ssaabagabo Municipality, has escalated following Minister Sam Mayanja’s recent pronouncement, which residents and local leaders have outrightly rejected.
On March 5, 2025, Minister Mayanja declared that the contested land—part of Block 273, Plot 5—belongs to the estate of the late Kabaka Daudi Chwa II. However, this contradicts prior legal rulings, including a 2020 court judgment by then Principal Judge Dr. Flavian Zeija, which reaffirmed the land as the property of the Kabaka of Buganda.
The minister’s claims, based on a title registered in the name of H.H. Daudi Chwa II, have sparked outrage among the residents, who argue that all land registered under “H.H. Chwa” belongs to the office of the Kabaka, not Chwa’s personal estate.
Community Outrage and Opposition
Pollycap Wagaba, a long-time resident of Kaazi, dismissed the minister’s statement as misleading and historically inaccurate. “The minister’s claim that Daudi Chwa owned 201 square miles of land is false. Chwa’s private land was only 150 square miles, and land registered under ‘H.H. Chwa’ belonged to the Kabaka, not an individual,” he argued.
Kimera Edward, another resident, emphasized that locals have always paid busuulu (land rent) to the Buganda Land Board, reinforcing their belief that the land rightfully belongs to the Kabaka.
“The minister’s pronouncement has left us anxious. If Mengo does not clarify the issue, bibanja holders might face eviction. Until we receive official guidance, we will continue paying busuulu to the Buganda Land Board,” Kimera stated.
Ziwa Edward, chairman of the local Land Committee, criticized the minister for making a unilateral decision without consulting the Kabaka, calling it a violation of natural justice.
“I have heard arguments from Minister Mayanja’s team, but none indicate that they engaged the Kabaka in their discussions. Even the so-called donation deed they reference could be forged. The High Court has already ruled on this matter—so does the minister have the authority to overturn a court decision?” Ziwa questioned.
He further revealed that area leaders intend to formally write to Mengo for guidance, seeking clarity on whether they should continue paying land dues to the Buganda Land Board or redirect them to the Chwa family.
Background of the Land Dispute
The Uganda Scouts Association was granted a lease for a camping site at Kaazi in 1948 by Sir Edward Muteesa II. However, over the years, individuals within the Scouts Association manipulated the lease terms, obtaining fraudulent land titles and making unauthorized developments.
Recognizing this illegal activity, the Kabaka of Buganda petitioned the Commissioner of Land Registration, who, after a public hearing, nullified the fraudulent leases and restored the land’s ownership under the Kabaka.
Despite this, a group claiming to be descendants of Sir Daudi Chwa II later petitioned Minister Mayanja, urging him to overturn the commissioner’s decision. On March 5, 2025, Mayanja acted on their request, issuing a declaration that the land belongs to Chwa’s estate.
However, legal experts warn that Mayanja lacks the authority to override a court ruling or a decision by the Commissioner of Land Registration. They have dismissed his directive as legally unenforceable.
