The real estate market in Uganda offers incredible opportunities for investment, homeownership, and financial growth. However, with increasing demand for land and housing comes a rise in fraudulent activities targeting both first-time buyers and seasoned investors.
At Property Street, we’ve seen too many people fall victim to scams that could have been avoided with proper due diligence. In this post, we dive deep into the most common property scams happening in Uganda—so you can stay informed, alert, and protected.
1. Forged Land Titles and False Ownership
This is perhaps the most dangerous and costly scam. Fraudsters use fake documents—often forged land titles—to pose as legitimate landowners. Some even go as far as colluding with corrupt officials to make their documents seem authentic. In many cases, buyers only realize the truth after construction has started or when the real owner shows up.
How it happens:
- Scammers present copies of forged land titles that appear genuine.
- The buyer, unaware, proceeds with payment.
- The real landowner emerges later, rendering the buyer’s claim invalid.
Why it’s a major issue:
- Victims lose both the money and the property.
- Legal redress can take years—and may still fail.
2. Double or Multiple Selling of the Same Property
Unscrupulous individuals have been known to sell the same plot of land or property to multiple people. This is particularly common in urban expansion areas where boundaries are unclear, or where demand is high.
How it happens:
- The seller shows the same land to multiple buyers on different days.
- Each buyer pays for the same plot and is issued similar (often forged) agreements.
- The scam is only revealed when construction or occupancy begins.
Consequences:
- Costly legal disputes.
- Delayed development.
- Emotional and financial stress for the victims.
3. Selling Land Under Dispute or with Squatters
Some land, though seemingly available, is actually under dispute—either in court or with local authorities. Other land may be occupied by squatters or encumbered by customary claims.
Red flags:
- The seller cannot clearly explain the land’s history or ownership chain.
- There’s visible settlement or farming on the land without clear explanation.
- Community leaders or neighbors raise concerns.
Risk:
- Even with a signed agreement, buyers may find themselves unable to develop or take possession of the land due to ongoing disputes or resistance from occupants.
4. Ghost Listings and Non-Existent Properties
With the rise of social media and online classifieds, fake listings have become more common. Some scammers use attractive images or drone footage pulled from other websites to advertise properties that do not exist—or are not actually for sale.
How it happens:
- The scammer poses as a seller or broker with a stunning deal.
- They ask for a deposit to “secure” the property or cover “inspection” fees.
- Once the money is sent, they disappear.
Impact:
- You lose money without ever seeing the property.
- In some cases, your personal data can also be misused.
5. Agent/Broker Fraud
Not all property scams are large-scale. Sometimes, it’s the middlemen who exploit buyer desperation or inexperience. Some unregistered brokers collect “inspection fees” from dozens of people, promising site visits that never happen. Others inflate prices without the seller’s knowledge or claim to be authorized representatives when they’re not.
Signs of a fake broker:
- No physical office or online presence.
- Requests for payments via mobile money before viewing.
- Inability to provide credible referrals or credentials.
Result:
- Financial loss and frustration.
- Exposure to bigger scams later down the road.
Final Thoughts: Stay Informed, Stay Protected
Whether you’re buying your first piece of land or expanding your investment portfolio, vigilance is your best protection. The cost of falling for a property scam isn’t just financial—it can also set your dreams back by years.
At Property Street, we’re committed to making property transactions transparent, secure, and stress-free. Here’s how we help:
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