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Chapter One: Introduction REAL ESTATE DEVELOPMENT, LAND TENURE AND LAND VALUE DYNAMICS IN THE PERI URBAN AREAS OF GREATER KAMPALA CITY BY NAKATUDDE RUTH REG.NO. 2004/HDO3/1902U A DISSERTATION SUBMITTED TO THE SCHOOL OF GRADUATE STUDIES IN PARTIAL FULFILMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTER OF ARTS IN LAND USE AND REGIONAL DEVELOPMENT PLANNING OF MAKERERE UNIVERSITY OCTOBER 2010 DECLARATION I, NAKATUDDE RUTH, declare that, the work contained in this thesis is my original work and has never been submitted for any degree elsewhere. Student : NAKATUDDE RUTH Sign: ……………………………. Date: ……………………………. ii APPROVAL TO SUBMIT This dissertation has been submitted with the approval of my supervisor: Assoc. Prof. H. Sengendo Sign: ………………………………………. Date: ………………………………………. iii DEDICATION This piece of work is dedicated to my family: my husband Mr. Galabuzi Isaac, my sons Joel and Jordan and daughter Jemimah for their support and patience through the times that I couldn‟t be with them due to my commitment to accomplish this degree. iv ACKNOWLEDGEMENT I take this opportunity to express my sincere appreciation to various individuals for their assistance in the course of conducting this study. I am particularly indebted to my supervisor, Assoc. Prof. H. Sengendo for his tireless and consistent academic guidance to make this work a success. His advice was helpful throughout the research period and may God bless him abundantly. My thanks also go to all my respondents, my Lecturers in the Department of Geography, students and members of the Faculty of Arts in general for providing a good and enabling environment to complete the course. To my relatives who prayed for me and tolerated the inconveniences I caused them in one way or another, contributed enormously to my academic success. God bless you all. v TABLE OF CONTENTS DECLARATION.............................................................................................................. II APPROVAL TO SUBMIT ............................................................................................. III DEDICATION ............................................................................................................... IV ACKNOWLEDGEMENT ................................................................................................ V TABLE OF CONTENTS................................................................................................ VI LIST OF FIGURES .......................................................................................................... X LIST OF PLATES ......................................................................................................... XII ABSTRACT ................................................................................................................ XIII CHAPTER ONE: INTRODUCTION ............................................................................. 1 1.1 Background to the study .............................................................................................. 1 1.2 Statement of the Problem ............................................................................................. 5 1.3 General Objective ....................................................................................................... 6 1.4 Research Questions ...................................................................................................... 6 1.5 Scope of the study........................................................................................................ 7 1.6 Justification of the study .............................................................................................. 8 CHAPTER TWO: LITERATURE REVIEW ................................................................ 9 2.0 Introduction ................................................................................................................. 9 2.1 Literature review ......................................................................................................... 9 2.1.1 History of Estate Development ................................................................................ 9 2.1.2 Physical Planning Guidelines in Estate Development ............................................. 11 2.1.3 Estate Development and Land Tenure Systems ...................................................... 13 2.1.4 Land Pricing, Housing Delivery and Land Values ................................................... 16 2.2 Conceptual Models of Urban Land Use...................................................................... 22 2.3 Conceptual Framework .............................................................................................. 26 CHAPTER THREE: BACKGROUND INFORMATION TO THE STUDY AREA . 28 3.0 Introduction ............................................................................................................... 28 vi 3.1 Physical Characteristics ............................................................................................. 28 3.2 Social Economic characteristics of the study areas ..................................................... 34 CHAPTER FOUR: RESEARCH METHODOLOGY ................................................. 37 4.0 Introduction ............................................................................................................... 37 4.1 Research Design ........................................................................................................ 37 4.3 Sample selection ........................................................................................................ 37 4.4 Sampling techniques .................................................................................................. 38 4.5 Sample size ................................................................................................................ 39 4.6 Methods of data collection ......................................................................................... 39 4.7 Data analysis ............................................................................................................. 41 4.8 Problems encountered ................................................................................................ 41 CHAPTER FIVE: RESEARCH FINDINGS, ANALYSIS AND DISCUSSION ........ 43 5.0 Introduction ............................................................................................................... 43 5.1 Background Characteristics of respondents ................................................................ 43 5.2 Influence of Real Estate Development on Land Values .............................................. 46 5.3 Land Tenure and Real Estate Development ................................................................ 58 5.4 Relationship between Real Estate Development and Physical Planning ...................... 62 5.5 Real Estate Development and Distribution of Social Services .................................... 68 CHAPTER SIX: CONCLUSION AND RECOMMENDATIONS .............................. 77 6.1 Introduction ............................................................................................................... 77 6.2 Conclusion................................................................................................................. 77 6.3 Recommendations ..................................................................................................... 79 6.4 Areas for further study ............................................................................................... 81 REFERENCES .............................................................................................................. 82 APPENDIX I: QUESTIONNAIRE FOR THE LOCAL COMMUNITY IN AND AROUND LUBOWA, KAKUNGURU, NAALYA AND KIRINYA HOUSING ESTATES ....................................................................................................................... 87 vii APPENDIX II: INTERVIEW GUIDE FOR KEY INFORMANTS (REAL ESTATE DEVELOPERS AND POLICY MAKERS) ..................................................................... 91 viii LIST OF TABLES Table 3.1: Population by Sub-county in the study area ..................................................... 36 Table 4.1: Distribution of respondents by housing estate.................................................. 39 Table 5.1: Occupation status of Respondents ................................................................... 44 Table 5.2: Age Distribution of Respondents..................................................................... 45 Table 5.3: Educational level and Marital status of Respondents ....................................... 45 Table 5.4. The price of land before and after the establishment of the Estates .................. 47 Table 5.5: Respondents Perception of Estates development on land values ...................... 47 Table 5.6: Real Estate Development and its Influence on Land Values ........................... 54 Table 5.7: Social Services accessibility prior to Estates establishment ............................. 56 Table 5.8: Community access to social facilities after the establishment of the Estates..... 56 Table 5.9: Land tenure system dominant in and around housing estates studied .............. 59 Table 5.10: Reasons why mailo land is preferred for Real Estate Development ................ 62 Table 5.11: Estate Developments and Physical Planning .................................................. 63 Table 5.12: Evidence that Physical Planning Guidelines were followed in Real Estate Development ................................................................................................
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