Special Report

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BUGANDA STANDS FIRM. THE KINGDOM WILL NOT TOLERATE ANY FURTHER ATTEMPTS TO DISTORT HISTORY, UNDERMINE ITS INSTITUTIONS, OR DISPOSSESS ITS PEOPLE. THE LAW IS CLEAR. THE COURTS HAVE SPOKEN. THE KABAKA’S LAND IS NOT UP FOR NEGOTIATION.

The Kaazi land dispute has escalated into a landmark legal confrontation between the Kingdom of Buganda and Uganda’s Ministry of Lands.

At the center of this conflict is the Kabaka of Buganda, His Majesty Ronald Muwenda Mutebi II, who has taken decisive legal action against Hon. Dr. Sam Mayanja, the Minister of State for Lands, over what the Kingdom describes as unlawful interference with its ancestral property.

The Kabaka’s Decision to Sue

On March 12, 2025, the Kabaka instructed his legal team to initiate formal proceedings against Minister Mayanja following a series of directives that sought to revoke the Kabaka’s title to Block 273, Plot 5—Kaazi, a 350-acre lakeside property of deep cultural and historical significance

These directives included:

• Ordering the cancellation of the Kabaka’s land title.
• Directing the deregistration of the Buganda Land Board (BLB).
• Attempting to transfer ownership to private estates linked to descendants of Ssekabaka Daudi Chwa II.

The Kabaka’s legal team, led by Attorney General Christopher Bwanika, described these actions as contempt of court and a blatant disregard for Uganda’s legal framework

The Buganda Land Board, which manages the Kingdom’s land assets, also announced plans to sue Mayanja personally for abuse of office and defamation

For the first time in modern Buganda history, we are taking Mr. Mayanja to court in his individual capacity. We have an actionable case for abuse of office.” 

Denis Bugaya, BLB

Court Intervention and Legal Victory

In a pivotal ruling on July 18, 2025, the High Court in Kampala issued a temporary injunction halting all directives issued by Minister Mayanja. Justice Bonny Isaac Teko emphasized that the minister’s actions raised serious constitutional and legal concerns, particularly given the land’s status as part of Buganda’s official mailo estate.

The court recognized the irreparable harm that could result from implementing the minister’s orders, noting that the Kaazi land holds intangible cultural and historical value that cannot be compensated monetarily.

The ruling also warned that deregistering the Buganda Land Board would trigger widespread legal chaos, affecting thousands of leaseholders and destabilizing Buganda’s land governance.

Online Coverage and Public Reaction

The legal battle has garnered significant media attention:

• Daily Monitor reported on the court’s injunction and the Kabaka’s legal strategy, highlighting the Kingdom’s resolve to protect its land rights.
• Daily Express covered Buganda’s legal victory and the Kingdom’s warning against further illegal interference.
• The Standard detailed the Kabaka’s press conference and the historical context of the Kaazi land.
• Uganda Bulletin emphasized the cultural symbolism of Kaazi and the court’s stance against executive overreach.

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Kaazi is not just land—it is heritage, history, and a symbol of trust. The court has reminded everyone that not even a minister is above the law.”

Buganda’s Lands Minister, Owek David Mpanga,

If this abuse of power continues, it will drive the country back to the days of Idi Amin’s lawless regime.” —

Owek. David Mpanga

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PRECEDENT & INTERPRETATION

On July 18, the High Court in Kampala stopped State Minister for Lands, Sam Mayanja, from canceling Kabaka Ronald Muwenda Mutebi II’s title to Plot 5 Kaazi, a 350-acre lakeside property in Wakiso District with cultural and political importance..

Justice Bonny Isaac Teko issued a temporary injunction, preventing Minister Mayanja and any government body from enforcing the March 10 directives until the court rules on Judicial Review Application MC No. 175 of 2025.

Kabaka Mutebi and the Buganda Land Board (BLB) filed the case. The BLB, which manages land on behalf of the Buganda Kingdom, argued that the minister exceeded his legal mandate. After visiting Kaazi on March 6, Mayanja made public claims questioning the Kabaka’s ownership. Four days later, he followed with 16 directives aimed at multiple state institutions.

The directives mandated the revocation of the Kabaka’s land title, the withdrawal of private security personnel from the premises, and the deregistration of the BLB. Consequently, the court issued an injunction regarding the Kabaka Kaazi land, which suspended these actions to maintain the existing conditions.

Officials from Mengo have issued a warning that carrying out these orders may result in irreparable harm, emphasizing that Kaazi is part of the official mailo estate of Buganda, which was reinstated in 1993.

The Kabaka’s representatives stated the land embodies Buganda’s identity and cultural heritage, and its loss would affect the kingdom’s dignity beyond monetary compensation. The court agreed.

Justice Teko emphasized that the injunction regarding Kabaka Kaazi land involves substantial constitutional and legal matters. For example, the deregistration of the BLB could lead to disorder, causing thousands of leaseholders to face legal uncertainties and potentially overwhelming the courts with property disputes.

Communities would suffer from economic instability. Public officials, including ministers, must act within legal limits and follow due process, especially in matters tied to history and identity.

Buganda Lands Minister David Mpanga welcomed the court’s decision, emphasizing the importance of protecting Buganda’s land rights.

“These actions by Minister Mayanja violate the law,” Mpanga stated. “We will continue to defend the Kabaka’s land in every legal forum available.”

The Kabaka Kaazi land injunction has garnered interest, touching on the 1900 Buganda Agreement and Kabaka Daudi Chwa II’s reign.

Justice Teko acknowledged the Kaazi land’s support for Buganda’s economy and culture, noting that the minister’s directives impact the Kabaka and the kingdom.

Due to the injunction, the Kabaka currently maintains control over the land. The court intends to conduct a thorough examination of the case to ascertain whether the minister’s actions were in breach of legal procedures.

This dispute over land in Uganda highlights power, heritage, and constitutional authority. The Kabaka Kaazi land injunction protects these values during the legal process.

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WHO BENEFITS FROM MINISTER MAYANJA’S ACTIONS

ACCORDING TO MINISTER MAYANJA’S SUBMISSION:

Kabaka Daudi Chwa II died in 1939 after executing the Deed of Donation. His private estate was inherited by his eldest son, Prince George William Mawanda Chwa, as his first four children were daughters. According to Buganda customs, the first-born son couldn’t inherit the Kabakaship, so Chwa’s fifteenth child, Edward Frederick David William Muteesa Walugembe, became Kabaka but didn’t receive the private estate.

The Nkuluze, the Private Treasury of a reigning Kabaka, managed a substantial portion of Chwa’s estate, including busuulu and other tenancy payments, under Edward Muteesa II’s administration.

Prince David Namugala is depicted as the principal figure within the family lineage of Ssekabaka Daudi Chwa II, occupying the authoritative role as the legitimate overseer and manager of his grandfather’s personal assets and estate. In his submissions, the minister asserts that the estate encompasses the land located at Kaazi.

Dr. Sam Mayanja leveraged this claim to bolster his stance in the land dispute at Kaazi
 

Within notable media circles, there have been discussions concerning the close friendship between Prince Namugala and the Honorable Dr. Sam Mayanja raising concerns about a potential conflict of interest involving the Minister of Lands, who is expected to make impartial decisions. This relationship is characterized by the minister’s frequent consultative meetings held at Prince Namugala’s residence in Salaama Munyonyo.