CONTEXTUALISATION OF THE ‘BRICKWALLS’ OF LAND ADMINISTRATION AND REGULATION SYSTEM AFFECTING THE DYNAMICS OF FORMAL LAND MARKET IN NIGERIA

Kazeem Bolayemi Akinbola, Azlina Md Yassin

Abstract


The centrality of land to man’s socio-economic and even political survival, has long been recognised as a non-negotiable necessity. Apparently, because of the relative fixity of this resource, coupled with ever soaring demographic bursts, that had made it imperative more than ever before, to ensure the management, administration, control and regulation of its use and development a top priority. However, it must be frankly admitted, that formal land market, which is driven by the dynamics of supply and demand, which are otherwise termed delivery and accessibility respectively, are faced with very unimaginable challenges of unprecedented scales. Although, these ‘brickwalls’ are emanating from very many different contexts, but arguably, the most copious of them are traceable to formal land administration and regulation systems. Therefore, it is in a bid to address this very unfortunate trending turbulence, created and sustained by ‘brickwalls’ of formal land administration and regulation system, as reflected above, that this study was conducted.  Hence, subsequent upon literature search that revealed some salient issues, that was evidenced to be brickwalls of land administration and regulation system. Therefore, structured questionnaires were designed with 5point Likert scale format and distributed via purposive and convenience sampling technique, among 450 respondents that were adopted for the sample size, from a sample frame 850 respondents, out of the total sample space of 2408 respondents. It captured relevant officers on permanent and tenured engagement among the various land agencies that jointly constitute the formal land administration and regulation system within the Nigeria’s south-western states of Lagos, Ogun, Oyo, Osun, Ondo and Ekiti, as well as independent land consultants and NGOs with shelter mandate, together with various classes of land users and developers. Sequel to application of AMOS’ version 18 software to conduct Structural Equation Modelling (SEM), the 427 retrieved questionnaires were made through series of integrity tests to establish their reliability and normality. 416 questionnaires were found valid, upon which the analyses were done. The results showed that amongst the three major ‘brickwalls’ studied, human techno-analytical arsenal was found to be of not-so-significant effects on the formal land administration and regulation system and thus resultantly impacts less on the overall supply and demand dynamics of the formal land market. The study recommends among other things, for a very urgent and decisive action to seriously re-align and reconfigure the structure of various constituent units of Nigeria’s land administration and regulation system, so as to engender synergy and collaboration building among them, with a view to making them more optimal in their performance, thus contributing immensely to the operational vibrancy of the formal land market in Nigeria.

 

JEL: R14, R52, R31

 

Article visualizations:

Hit counter

DOI

Keywords


contextualisation, brickwalls, land administration and regulation system, formal land market dynamics, Nigeria

References


Agbato, S. E. (2006). A study of formal land delivery mechanism in Lagos, Nigeria, being a paper delivered at the Lagos International Housing Conference organised by The Nigerian Institution of Estate Surveyors and Valuers, Lagos state branch, at Lagos Sheraton hotel and towers, May.

Agunbiade, M. E. (2012). Land administration for housing production. Unpublished PhD Thesis, University of Melbourne, Australia.

Akinbola, K. B., Yassin, A. M. and Olajide, S. E. (2015b). A comparative study of the performances of land administration machineries in Nigeria and Malaysia. In Global built environment in transition. Proceedings of the 9th Asean postgraduate research conference (APGS2015), organised and held at The Faculty of The Built Environment, University of Malaya, , 8th December, Kuala Lumpur, Malaysia.

Akinbola, K. B. and Yassin, A. M. (2016a). Periscoping the factors responsible for poor formal accessibility of urban lands in Nigeria. In Leading The Way: Innovation in Real Estate. Proceedings of the 8th international real estate research symposium (IRERS2016), jointly organised by Valuation and Property Services Department, Ministry of Finance, Malaysia and The National Institute of Valuation, Malaysia, held at Putra World Trade Centre(PWTC) on 26-28 April, Kuala Lumpur, Malaysia.

Akinbola, K. B. and Md Yassin, A. (2016b). Gauging the impacts of interrelationship between regulo-administrative machineries on formal land accessibility in Nigeria. In Towards adaptive, resilient and sustainable built environment. Proceedings of the 10th Asean postgraduate research conference (APGS2016), organised and held at The Faculty of The Built Environment, University of Malaya, 15th November, Kuala Lumpur, Malaysia.

Akinbola, K. B. and Md Yassin, A. (2016c). Assessing the Effects of ‘Stand-alone’ Structuration of Land Administration System on Urban Land Delivery and Accessibility in Nigeria. Path of Science: An International Electronic Scientific Journal, 2(12), 308-317.

Alden, W. L. (2008). ‘Custom and commonage in Africa: Rethinking the orthodoxies.’ Land Use Policy, 25 (3): 43 – 52.

Bello, M. O. (2006). Real estate values, valuation practice and urban land markets under the Nigerian land law. In technical papers of African region of CASLE conference on sustainable land management in Africa, Bagamoyo, Tanzania. Commonwealth Association of Surveying and Land Economy, 14-17 March, pp. 329-341.

Benjaminsen, T. A.; Stein, H.; Christian, L. and Espen Sjaastad. (2009). ‘Formalization of land rights: Some empirical evidence from Mali, Niger and South Africa.’ Land Use Policy, 26 (1): 28-35.

Dale, P., and McLaughlin, J. (1999). Land administration and spatial information systems. Oxford: Oxford University Press.

De Soto, H (2000). The mystery of capital: Why capitalism triumphs in the west and fails everywhere else, BlackSwan Books, London, P 6.

Emueze, A. D. (2000). Towards effective land policy for national reconstruction in The Estate Surveyors and Valuers, Journal of The Nigerian Institution of Estate Surveyors and Valuers, Volume 23 (4): 49-55.

European Union (2004). Africa: Unity, sovereignty and sorrow. Boulder: Lynne Rienner Publishers.

Ibidapo-Obe, O. (2003). Land, the substructure of human development in Land Management and Property Tax Reform, Nubi, T. O. et al (Eds). A book of readings. University of Lagos press. p 6.

Kironde, L. (2004). Regulatory framework for affordable shelter: The case of Dar es Salam, Tanzania. A memoir produced by a consortium of the University College of Lands and Architectural Studies / Geoffrey Payne and Associates.

Kombe, W. (2000). Regularising housing land development during the transition to market-led supply in Tanzania. Habitat International, 24(2), 167-184.

Kwame, S. O. and Antwi, F (2004). The impact of land delivery and finance in the supply of residential accommodation in the urban centres of Ghana: The case study of Accra, Tema and Kumasi. An unpublished M.Sc Thesis No 229, Department of Real Estate and Construction Management, Division of Real Estate Economics, Royal Institute of Technology, Stockholm.

Mabogunje, A. L. (2003): Land management in Nigeria: Issues, opportunities and threats in and policy reforms and property taxation in Nigeria. University of Lagos. Journal of Environmental Sciences, 5(1), 69-81.

Mabogunje, A. L. (2005) : “Real estate and national development: Challenges for the profession of estate surveying and valuation”, being a text of the inaugural lecture delivered at the launching of the research foundation of the Nigerian Institution of Estate Surveyors and Valuers, Abuja, Thursday, 29 November.

McAuslan, P. and Farvacque, C (1992). Reforming urban land policies in developing countries. Urban management programme and institutions, The World Bank Publication Series 5, Washington, DC.

McLeod, R. (2003). Guidelines for the revision of regulations for urban upgrading: Insights from the federation process. A report prepared by consortium of Development Works / Geoffrey Payne and Associates.

Meinzen-Dick, R. and Mwangi, E. (2009). Cutting the web of interests: Pitfalls of formalizing property rights.’ Land Use Policy 26 (1): 36-43.

Olaniran, M. O. (2012): A study of affordability of formal land acquisition in Ibadanland, Oyo state, Nigeria. An Unpublished MSc Thesis, Department of Estate Management, Faculty of Environmental Design and Management, Obafemi Awolowo University, Ile-Ife, ,Nigeria.

Omirin, M. M. (2003). Issues in land accessibility in Nigeria. In Land Management and Property Tax Reform in Nigeria. A book of readings (Ed) Nubi, T. O. and Omirin, M. M. Department of Estate Management, Faculty of Environmental Sciences, University of Lagos, Nigeria. pp 49-70.

Oyedele, J. B. (2008). A Study of the procedures for accessing urban lands in Oyo state, Nigeria. An Unpublished MSc Thesis, Department of Estate Management, Obafemi Awolowo University, Ile Ife, Nigeria.

Payne, G. and Majale, M. (2004). The urban housing manuals: Making regulatory frameworks work for the poor. London: Earthscan.

Payne, G. (2007). Housing and urban development issues: Perspectives of the low-income earners. Being an extract from the interview conducted in London, March 2007.

Quan, J., Tan, S. F. and Toulmin, C. (2004). Land in Africa: Market asset or secure livelihood?. Proceedings and summary of conclusions from the Land in Africa Conference held in London, November 8-9. Organised by International Institute of Environment and Development/NRI/RAS, London.

Rakodi, C. and Leduka, C. (2004). Informal land delivery processes and access to land for the poor in six African cities: Towards a conceptual framework. .International Development Department, The University of Birmingham, Birmingham, pp 8-10 downloaded from http://www.idd.bham.ac.uk/

Samsudin, S. (2014). Decentralisation and governance of land administration system. An Unpublished PhD Thesis, University of Ulster, Ulster, UK.

Struyk, R.; Hoffmam, M. and Katsura, H. (1990). The market for housing in Indonesian cities. Washington DC: The Urban Institute Press.

Tinubu, B. A. (2003). Why we review the Lagos land and property policy. In Land Management and Property Tax Reform. pp 3-6.

Umeh, J. A. (1983). Land policies in developing countries. A lead paper presented at the CASLE regional seminar on “Surveying Resources for Development” organised by Commonwealth Association of Surveying and Land Economy, held at the College of Environmental Studies, Kaduna Polytechnic, from 14th-17th of May.

United Nations Economic Commission for Asia and the Pacific (UNECAP) (2000) Urban Land Policies for the Human Settlement Uninitiated.

UNECE. (1996). Land administration guidelines: with special reference to countries in transition. New York and Geneva: United Nations Publication.

UNECE (2005a). Social and economic benefits of good land administration (Second edition). London: UNECE working party on land administration. .

UN-HABITAT (2011). Strategy paper: House and housing sustainability. Unpublished, Nairobi.

Van den Brink, R., Thomas, G., Binswanger, H., Bruce, J. and Biyamugisha. F. (2010). Consensus, confusion, and controversy: Selected land reform issues in Sub-Saharan Africa. World Bank Working Paper, No.71. The World Bank.

Van der Molen, P. (2003). Some options for updating the land administration guidelines with respect to institutional arrangements and financial matters. UN/ECE, working party on land administration. Workshop on spatial information management for sustainable real estate market. Best practice guide on nationwide land administration, 28 – 31 May, Athens.

Williamson, I., Enemark, S., Wallace, J. and Rajabifard, A. (2008). Understanding land administration systems. International seminar on land administration trends in Asia and the Pacific Region, 19 – 20 August, Kuala Lumpur. International Federation of Surveyors.

Williamson, I. P. (2000). Best practices for land administration systems in developing countries.’ International Conference on Land Policy Reform, Jakarta, July 25–27.

World Bank and IMF (2005). Ghana: Poverty reduction strategy paper. IMF Country Report No. 03/56.


Refbacks

  • There are currently no refbacks.


Copyright (c) 2018 Kazeem Bolayemi Akinbola, Azlina Md Yassin

Creative Commons License
This work is licensed under a Creative Commons Attribution 4.0 International License.

The research works published in this journal are free to be accessed. They can be shared (copied and redistributed in any medium or format) and\or adapted (remixed, transformed, and built upon the material for any purpose, commercially and\or not commercially) under the following terms: attribution (appropriate credit must be given indicating original authors, research work name and publication name mentioning if changes were made) and without adding additional restrictions (without restricting others from doing anything the actual license permits). Authors retain the full copyright of their published research works and cannot revoke these freedoms as long as the license terms are followed.

Copyright © 2015 - 2018. European Journal of Economic and Financial Research (ISSN 2501-9430) is a registered trademark of Open Access Publishing GroupAll rights reserved.

This journal is a serial publication uniquely identified by an International Standard Serial Number (ISSN) serial number certificate issued by Romanian National Library. All the research works are uniquely identified by a CrossRef DOI digital object identifier supplied by indexing and repository platforms. All the research works published on this journal are meeting the Open Access Publishing requirements and standards formulated by Budapest Open Access Initiative (2002), the Bethesda Statement on Open Access Publishing (2003) and  Berlin Declaration on Open Access to Knowledge in the Sciences and Humanities (2003) and can be freely accessed, shared, modified, distributed and used in educational, commercial and non-commercial purposes under a Creative Commons Attribution 4.0 International License. Copyrights of the published research works are retained by authors.