More than a century after Sol Plaatje highlighted the struggles of South African natives under the Natives' Land Act of 1913, many families still lack the necessary papers to prove ownership of their homes. The issue persists, with the human settlements minister reporting a backlog of 1,229,164 title deeds as of September 1, 2025. This backlog hinders the ability of families to borrow, invest, and access basic services.
Zambia faces a similar challenge, with approximately 1.2-million numbered properties nationally, but only about 450,000 holding a registered title deed. To address this, Zambia has launched a national land titling programme, which aims to issue 4-million certificates of title. The programme uses a systematic approach, involving locally recruited enumerators who visit homes with tablets, record ownership, and map plot boundaries with the help of high-resolution aerial imagery.
The Zambian programme, run in partnership with contractor Medici Land Governance, has already issued over 232,000 offer letters. This approach prioritizes human interaction, with enumerators working with homeowners and neighbours to verify ownership and plot boundaries. The use of technology, such as tablets and aerial imagery, streamlines the process and reduces costs.
Rwanda offers another example of successful land registration, having demarcated 11.4-million of its 11.5-million parcels in less than three years. The World Bank evaluated the programme, finding that it led to a doubling of investment in soil conservation, particularly among women. The business case for land registration is clear, as it enables property owners to borrow, sell, and transfer their assets more easily.
The benefits of a reliable land registry extend beyond individual households, as it also facilitates economic growth and development. A registered owner can use their property as collateral, while a bank cannot lend against an unregistered plot. The lack of a reliable land registry also hinders municipal services, as property owners are unable to pay rates and taxes.
To address its own land registration challenges, South Africa can learn from Zambia and Rwanda's experiences. Five practical steps have been proposed, including publishing the backlog by municipality, adopting the Zambian field method, converting leases on state-acquired farmland into transferable titles, funding dispute resolution, and inviting land officials from Zambia and Rwanda for a working exchange.
The African Union has also recognized the importance of land policy, with the AU heads of state adopting the Declaration on Land Issues and Challenges in Africa in 2009. The declaration calls for member states to lead land policy, fund it, and strengthen tenure for women. By learning from one another and adopting best practices, African countries can unlock the economic potential of their land and ensure that property rights are secure.
Key points
- South Africa's 1.2-million backlog in title deeds hinders the ability of families to borrow, invest, and access basic services.
- Zambia's national land titling programme offers a systematic approach to land registration, using locally recruited enumerators and technology to streamline the process.
- Rwanda's successful land registration programme demonstrates the potential for rapid progress, with 11.4-million parcels demarcated in less than three years.
