real-estate 25 March 2026 Daily Monitor (Uganda)
Nsambya Estates Residents on Brink of Eviction Amid Church Redevelopment Clash
Hundreds of families in Nsambya Estates face displacement as the Kampala Archdiocese seeks to redevelop the aging estate after expired 49-year leases, but government intervention has paused evictions pending mediation. Residents, who have lived there for decades and invested in their homes, plead for empathy from the Church they trusted. Source: https://www.monitor.co.ug/uganda/magazines/homes-and-property/eviction-nsambya-estates-residents-face-homelessness-5402128
Residents of Nsambya Estates in Kampala are gripped by anxiety over an impending eviction from their longtime homes. Jack Mukasa, a multi-generational resident, expresses deep betrayal, questioning why the Catholic Church lacks compassion after families have paid ground rent faithfully for over 50 years.
The estate, with 107 houses housing about 530 people, sits on land owned by the Kampala Archdiocese. In the late 1960s, the National Housing and Construction Company leased it for 49 years, built homes, and sold subleases to buyers. Post-Idi Amin expulsions, Ugandan families took over, renovating properties extensively.
Tensions rose in 2016 with Church plans for high-density flats. A February 17 newspaper notice declared leases expired, demanding vacation by April 30. Only four of 107 leases were renewed for 99 years, trapping others in the ‘49-year trap’ where improvements revert to the landowner without compensation.
Fr Mark Richard Ssajjabi, Archdiocese Land Board CEO, insists they communicated via an on-site office and aim to provide better housing. However, residents feel sidelined, losing generational wealth.
State Minister for Lands Sam Mayanja halted evictions, deeming the notice void until mediation. He appointed Brig Gen Henry Isoke to lead talks, ensuring resident safety.
The outcome could influence Kampala’s urban land disputes, with residents hoping for lease renewals, compensation, or priority in new units.
Source: Daily Monitor (Uganda)