Over the past several weeks, Uganda has witnessed renewed enforcement operations by the National Environment Management Authority (NEMA) targeting homes, businesses and other structures built within protected wetlands. Areas affected include Kajjansi, Busabala, sections of Lubigi Wetland, and communities connected to the greater Kampala metropolitan area, including Nansana.
For many families, the demolitions have resulted in the loss of homes, businesses and investments worth millions of shillings. At the same time, the operations have sparked a national debate about environmental protection, property rights, government approvals and the responsibilities of land buyers.
What Happened?
In late May and early June 2026, NEMA intensified its wetland restoration campaign across several parts of Wakiso and Kampala. Enforcement teams, supported by security agencies and local authorities, demolished structures that were deemed to have been constructed within protected wetland ecosystems. According to NEMA, these operations are intended to restore degraded wetlands, improve flood control, protect biodiversity and preserve natural water filtration systems.
In Kajjansi, NEMA issued restoration orders affecting more than 100 residential properties, including high-value homes allegedly constructed within wetland areas. Property owners were directed to voluntarily remove structures or face enforcement action.
Similarly, in Lubigi and Busabala, dozens of structures were demolished as part of ongoing restoration efforts. NEMA stated that some occupants had previously been given notices and grace periods to relocate before demolition activities commenced.
Are These Demolitions Legal?
The short answer is yes—provided they are carried out within the framework of Uganda’s environmental laws.
Uganda’s Constitution guarantees every citizen the right to a clean and healthy environment. In addition, the National Environment Act prohibits the degradation, reclamation and unauthorized development of protected wetlands.
Under the law, wetlands are considered environmentally sensitive ecosystems that perform critical functions such as:
- Flood control
- Water purification
- Climate regulation
- Biodiversity conservation
- Groundwater recharge
Where structures are established within protected wetland areas without the necessary environmental approvals, NEMA has legal authority to issue restoration orders and enforce compliance. Failure to comply may result in demolition, restoration costs and other legal consequences. NEMA has repeatedly cited wetland degradation as an offence under the National Environment Act.
Are Property Owners Given Warnings Before Demolition?
One of the most common questions arising from recent demolitions is whether affected residents receive prior notice.
According to NEMA, restoration orders and notices are typically issued before enforcement action is taken. In the Lubigi restoration exercise, the authority stated that grace periods had been provided to allow occupants to voluntarily relocate and remove their belongings before demolition began.
However, some affected residents have disputed this position. In Busabala, residents alleged that they expected further demarcation exercises before demolition and claimed enforcement occurred sooner than anticipated. NEMA, on the other hand, maintained that occupants had been notified about the wetland restoration exercise long before the demolitions occurred.
This highlights an important reality: waiting until enforcement notices are issued is often too late. The best protection is conducting thorough due diligence before purchasing land.
Why Many Buyers Find Themselves at Risk
Many affected homeowners argue that they purchased land legally, obtained land titles, paid taxes and in some cases even secured building approvals.
Unfortunately, a land title alone does not automatically guarantee that land is suitable for development. A property may still fall within:
- Protected wetlands
- Road reserves
- Forest reserves
- Utility corridors
- Lake shore protection zones
- Environmentally sensitive areas
This is why many property buyers discover problems only after construction has already been completed, when significant investments have already been made.
How Glorious Sites Uganda Helps Clients Avoid Such Situations
At Glorious Sites Uganda, we believe prevention is always better than loss.
Before purchasing land, every buyer should undertake comprehensive due diligence to confirm that the property is safe, developable and compliant with relevant regulations.
Our services help clients by:
1. Site Verification
We physically inspect land before purchase to identify potential environmental concerns, wetland risks, access issues and surrounding developments.
2. Title Verification
We assist clients in verifying ownership details and confirming that the land title matches the actual property on the ground.
3. Boundary Identification
We help clients confirm boundaries and avoid future disputes with neighboring landowners.
4. Development Suitability Assessment
We evaluate whether land is appropriate for residential, commercial or investment purposes before money changes hands.
5. Guidance on Regulatory Compliance
We advise clients on approvals, environmental requirements and planning considerations that may affect future development.
Final Thoughts
The recent NEMA enforcement operations in Kajjansi, Lubigi, Busabala and surrounding areas serve as a powerful reminder that buying land is one of the most important investments a person can make—and one of the riskiest when proper due diligence is ignored.
Whether you are buying land for a home, rental property, commercial development or long-term investment, understanding the environmental status of the land is just as important as obtaining a title.
At Glorious Sites Uganda, our mission is to help clients make informed property decisions, avoid costly mistakes and invest with confidence.
Before you buy, verify. Before you build, confirm. Before you invest, consult professionals.
Glorious Sites Uganda — Helping You Invest in Land with Confidence.