The High Court has issued an order restraining Sam Mayanja, the State Minister for Lands, Housing, and Urban Development, and all his agents from interfering with the Kabaka’s land in Kaazi.
Minister Mayanja had previously directed the cancellation of all land titles on the contested Kaazi land during a public hearing attended by various stakeholders. These included members of the late Kabaka Daudi Chwa’s family, bibanja holders, surveyors, representatives of the Uganda Scouts Association Trustees, and investors, all of whom presented claims of ownership or interest in the land.
According to Mayanja, the Ministry received a petition from the beneficiaries of the estates of His Highness Daudi Chwa and Omulangira George William Mawanda, asserting ownership over the land. The petition further alleged illegal transactions involving the Uganda Scouts Association and implicated the Buganda Land Board Limited.
Investigations revealed that in 1938, a year before his death, Kabaka Daudi Chwa II donated a portion of his Kaazi estate to the Boy Scouts of Uganda through a Deed of Donation dated June 7, 1938.
“He donated 100 acres to the Scouts of Uganda under a leasehold arrangement. Upon expiry of the lease, the 100 acres were to be transferred to the Scouts under mailo tenure, allowing them to own it in perpetuity. The remaining 20 acres were to be transferred to his heir. This donation was made in the best interests of the Boy Scouts and Girl Guides of Uganda to ensure their activities would not be disrupted by future generations,” Mayanja stated.
He further issued several directives, including the deregistration of Buganda Land Board Limited. He instructed the Registrar of Companies to deregister the Board, arguing that its 2015 registration as a private company misleadingly portrayed it as the statutory body established under the Uganda Independence Act of 1962.
In response, the Kingdom of Buganda, through its legal representatives, filed a suit to challenge what it described as blatant illegalities.
Earlier today, High Court Judge Bonny Isaac Teko issued an order restraining Minister Mayanja and his agents from any further interference with the Kabaka’s land at Kaazi.
The Kingdom of Buganda welcomed the ruling, describing it as a vindication of their rights.
“We welcome today’s court order by the learned Justice Bonny Isaac Teko against the Minister of State for Lands, Sam Mayanja, Phiona Barungi, and all persons acting under the Minister’s impugned directives issued on March 10, 2025, concerning the Kabaka’s official mailo land at Kaazi,” said Daudi Mpanga, Buganda’s Minister in charge of Lands and Properties.
Mpanga noted that while executing the impugned directives, the Minister’s team undertook illegal activities, including land grading, deforestation, and boundary opening exercises — all under the pretense of defending the rights of other parties, at the expense of the Kabaka’s proprietary rights.
“For the record,” Mpanga added, “the actions of Phiona Barungi and Sam Mayanja cannot be dismissed as mere administrative overreach. They reflect deliberate conduct with potential political and legal consequences.”
Overview of the Kaazi Land Dispute
In response to the minister’s directives, the Buganda Kingdom clarified that Kaazi land, located on Block 273, Plot 5, is part of the 350-acre estate allocated to the Kabaka of Buganda under the 1900 Agreement.
The land title was created on June 22, 1923, initially registered under FC 18454 and later recorded in the Mailo Register Volume (MRV) 269, folio 25. When the block and plot system for mailo registration was introduced, the land was registered in the name of H.H. Chwa II.
“In 1948, the Kabaka of Buganda leased the land to the Uganda Scouts Association for a 49-year term starting July 1, 1948. The lease was strictly for scouting and camping purposes and prohibited the Scouts Association from subdividing or subleasing the land. This lease was registered under instrument number 81336 in leasehold register volume LRV 236, folio 7,” the Buganda Kingdom stated.
Following the attack on Lubiri in Mengo on May 24, 1966, and the exile of Ssekabaka Edward Frederick Luwangula Muteesa II, the central government abolished kingdoms and confiscated their estates, including the Kabaka’s mailo land. The land was placed under the Uganda Land Commission per Article 108 of the 1967 Constitution.
Currently, the Buganda Land Board manages the land, which was returned to the Kabaka of Buganda in 1993 under the Traditional Rulers (Restitution of Assets and Properties) Act. The land is legally vested in the Kabaka.
Buganda Kingdom’s Position
The Buganda Kingdom argues that the Uganda Land Commission and the Scouts Association illegally engaged in land dealings by creating multiple subleases without the Kabaka’s consent. The Kabaka successfully petitioned the Commissioner of Land Registration, leading to the cancellation of these illegal lease titles.
In 2020, the Kabaka won a court case against Prince Kalemeera and others who falsely claimed ownership of the land. Consequently, it is undisputed that the land rightfully belongs to the Kabaka.
“It is important to note that Ssekabaka Daudi Chwa II did not own the Kaazi land in his personal capacity. He held it as Kabaka. This land was passed on to Ssekabaka Edward Muteesa II and is now held by Kabaka Mutebi II. While Ssekabaka Daudi Chwa II owned some land personally, such land was registered under the name ‘Daudi Chwa,’ not ‘H.H. Chwa II.’ The title ‘H.H.’ (His Highness) is exclusive to the Kabaka,” the Buganda Kingdom emphasized.
