Wills and Land in Uganda: Planning Who Inherits
Updated 3 November 2026 · Land & Property editorial team
A person of sound mind who is not a minor can leave land by will in Uganda. The will must be signed and attested by two witnesses under the Succession Act, and it must make reasonable provision for the spouse, children and dependants. Unclear succession is a stated cause of land fraud, so keep certified title records where your executor can find them. This is as of November 2026.
- Who can make a will
- Anyone of sound mind who is not a minor (Succession Act, s.36)
- Witnesses needed
- Two or more, who sign and write their name and address on every page (s.50)
- Law applies to Ugandan land
- Succession to immovable property in Uganda follows Ugandan law, wherever the owner lived (s.4)
- Official certified search report
- UGX 10,000 search, UGX 5,000 perusal, UGX 2,000 per certified page
Do I need a will for my land?
You do not have to have one, but without a will the law decides who gets what, and your family may face delay and disputes. According to a 2024 Judiciary presentation on estates law, the Succession Act (Cap 162, as amended by the Succession (Amendment) Act 2022) governs wills and the estates of people who die without one. It also says succession to immovable property in Uganda is regulated by Ugandan law regardless of where the deceased lived at death. That matters if you live in the UK, US, UAE or Europe and own land back home: a foreign will does not remove the need to follow Ugandan rules for Ugandan land, so get Ugandan legal advice. See our guide on Inheritance Planning for Uganda Land Held Abroad.
How do I leave land by will?
The Judiciary presentation sets out the main rules.
- Capacity. Every person of sound mind who is not a minor may dispose of their property by will (s.36).
- Signing and witnesses. The testator signs or marks the will, or someone signs in their presence and at their direction. At least two witnesses must see this or receive the testator's acknowledgement, and each witness signs in the testator's presence and writes their name and address on every page (s.50). A page missing a witness's name and address is void unless the court directs otherwise, though the rest of the will stays valid.
- Safe custody. The offices of the Chief Registrar and Deputy Registrar of the High Court are appointed places for the safe custody of wills of living persons (s.337).
- Describe the land precisely. Give the plot and block number or title reference, the tenure and the district, and name the executor and a back-up.
Use an advocate to draft it. A will is a legal document and small errors can make parts of it fail. Read Land Act Uganda for how tenure types affect what you can leave.
What about my spouse and children?
You cannot freely cut them out. The presentation says a testator shall make reasonable provision for the maintenance of their spouse, lineal descendants and dependent relatives (s.37). Where a person who makes a will is married or has children, the residential holding, with its chattels, does not form part of the property the will disposes of, and is held on trust for the spouse and lineal descendants subject to rights of occupation (s.36(6)), unless reasonable accommodation has been provided. Evicting or trying to evict an entitled spouse, descendant or dependent from the residential holding is an offence, with a fine of up to 168 currency points or imprisonment of up to seven years, or both.
The Daily Monitor also reports that the Land Act (it cites section 40) requires spousal consent before any transaction involving family land. For a plot that is not the family home, ask your advocate how the Act applies.
What happens if I die without a will?
The estate is shared by statute and a relative applies for letters of administration. As presented by the Judiciary, where a spouse, lineal descendants, dependent relatives and a customary heir all survive, the shares are 20%, 75%, 4% and 1%. The surviving spouse has preference to administer the estate (s.201A), although the Administrator General can set that aside where the spouse is not fit and proper or the estate's circumstances require it. This is slower and more contested than a clear will. For what buyers and heirs face after a death, see land of a deceased person.
How does unclear succession invite fraud?
When the Ministry of Lands suspended routine issuance of special certificates in August 2026, it cited false statutory declarations, manipulated succession processes and irregular dealings with the land of deceased people. It said some certificates were issued while original titles still existed. Police-reported land fraud cases rose to 663 in 2025, up 67% on 2024, according to figures the Daily Monitor reported in April 2026. Heirs who cannot find the title, do not know where the land is, or disagree among themselves are easy targets. See Where to Report Land Fraud in Uganda.
What records should I keep so heirs can act?
- The original certificate of title, in a safe place known to your executor, and certified copies elsewhere.
- A recent certified search report. The Ministry standard is 3 working days at UGX 10,000 for the search, UGX 5,000 for perusal and UGX 2,000 per certified page.
- The sale agreement, receipts, survey plan or deed plan, and any lease or planning papers; see Change of Use and Physical Planning in Uganda.
- Names and national ID details of your executor, the caretaker and a trusted relative.
- A note of who lives on or uses the land, and on what terms.
- A review each year, as part of how to protect your land; see How to Protect Your Land From Grabbers.
A caveat can warn others that you claim an interest. Ask your advocate whether one suits you, and see How to Lodge a Caveat on Land in Uganda.
When you are ready, browse plot listings or ask our team on WhatsApp or by email. This page is general information, not legal advice.
Frequently asked questions
Do I need a will for my land?
It is not compulsory, but without one the Succession Act decides who inherits and a relative must apply for letters of administration. A will lets you name the heir and the executor. For land in Uganda, Ugandan law applies even if you live abroad.
Can family sell my land after I die?
Not lawfully without authority. Only the executor or an administrator holding a grant can deal with the estate, and the land must be registered in their name before sale. Spouses and children also have protected interests. Fraud happens, so keep records and name an executor.
What makes a will valid in Uganda?
The testator must be of sound mind and not a minor, sign the will, and have it attested by at least two witnesses who sign and write their names and addresses on every page, as set out in section 50 of the Succession Act. Use an advocate.
Where can I store my will?
The offices of the Chief Registrar and Deputy Registrar of the High Court are appointed places for safe custody of wills of living persons. Also tell your executor where the original title and copies are kept.
Sources
- Focus on the Latest Laws and Amendments on Estates and Succession Management in Uganda, Judiciary of Uganda (accessed 2026-11)
- Uganda: Govt Suspends Special Certificates of Title Over Land Fraud Concerns, allAfrica (accessed 2026-11)
- Inside Uganda's land fraud crisis, Daily Monitor (accessed 2026-11)
- Service Delivery Standards FY2025/26 to FY2028/29, Ministry of Lands, Housing and Urban Development (accessed 2026-11)