How We Check Listings and Titles
Updated 3 November 2026 · Land & Property editorial team
We review listings for duplicates and reused photos, we check who is behind a listing, we run a registry title search when it is requested or required, and we mark a property Inspected when an inspection has been recorded. None of this is a guarantee. Always search the title yourself or order a title check, visit the land, and use an advocate before you pay.
- What we check
- Duplicates, photos, lister identity, title search tiers, inspected flag
- What we do not promise
- Ownership, boundaries, price or the outcome of a sale
- Registry search fee
- UGX 10,000 per search, as of November 2026
Are listings on Land & Property verified?
Listings go through checks, but a check is not a guarantee, and we do not tell buyers that a listing is "safe". Land fraud in Uganda is real: police recorded 663 land fraud cases in 2025, up from 397 in 2024, according to the Daily Monitor. Because of that, we describe exactly what we do and where it stops.
There are two different things to separate. We check listings, meaning the property advertisement and the information behind it. We also verify agents as people, which is a different process described in our agent programme. This page is about listings.
Properties that we list ourselves are shown under Properties Listed by Land & Property. Properties featured for a fee are explained under Featured Listings. A featured label shows that a listing was promoted. It does not show that the property was checked more closely.
How do we check for duplicate listings and fake photos?
Duplicate and fake listings are a known weakness of open classified sites. We look for them in these ways:
- Duplicates. We look for the same plot, house or apartment advertised more than once, by different listers, at different prices, or in different places.
- Photos. We look for photos that appear on other sites or under other listings, and for photos that do not match the description, such as a mansion shown for a plot.
- Details that do not add up. We compare the area, price, location and category on the listing. For example, a land listing priced far below nearby plots is queried.
When something looks wrong we ask the lister to explain, and we remove or correct the listing if they cannot. If you spot a problem we missed, use Report a Suspicious Listing or Agent. These checks reduce risk. They cannot catch every copied photo or every false claim.
How do we check who is behind a listing?
Each listing has a lister: either Land & Property itself, an agent, or an owner. We check that the lister is a real person or business we can reach before a listing goes live, and we keep the record. For agents, the standard we use is a National ID number check plus a live selfie, which earns a Verified badge. A paid office or phone interview can add a further badge on the agent's profile for that month, and it is given only after the standard check.
Be careful about what this proves. It shows that a person with a real identity stands behind the listing. It does not prove that this person owns the land. Ownership is tested by the registry, as explained below. If you want more detail on the owner-versus-impostor problem, read our guide on impostor sellers.
What are the title search tiers?
A title search is a check of the land registry. We offer it in tiers, so that the cost matches the value at stake.
| Tier | What it is | Who it is for |
|---|---|---|
| No search shown | The listing has not been searched by us. Buyer should search or order a check. | Most listings by default |
| On request | Registry search ordered by a buyer or by us for a given listing. See our title check service. | Any buyer |
| Required | Registry title check required for agent listings above a value threshold. | Higher-value land from agents |
The Ministry of Lands says its public portal search needs the volume and folio, or the county, block and plot numbers, and costs UGX 10,000 per search, as of November 2026. A search shows what the register says on the day. It does not prove the seller's identity or settle boundaries.
What does the Inspected flag mean?
On a listing card you may see an Inspected label. It means that our records show someone inspected that property. It is a record that a visit took place. It does not mean we vouch for the title, the boundaries, the price or the condition of the property.
Buyers can book an escorted, paid site visit through us. Visits are useful because they test things a registry search cannot: who actually occupies the land, how access works, and whether the plot on the ground is the plot in the photos. Even so, treat an Inspected label as a lead for your own checks, not a replacement for them.
What are the limits of our checks?
We say this plainly so that no one is misled by a badge.
- We cannot see every false document. Forged titles can look genuine, which is why only the registry result counts.
- A registry search is only as current as the register. Titles not yet digitised or transfers not yet registered may not show.
- Prices on listings are asking prices set by the lister. We do not guarantee them.
- We do not guarantee that a sale will complete, or that any dispute will be resolved in the buyer's favour.
- Forest listings sell trees only. The land is not included, and the harvesting deadline is negotiable with the seller. Our page on verified forest for sale explains the extra checks for those listings.
If something goes wrong or you disagree with a decision of ours, use Complaints and Appeals. For market numbers, see the Uganda property price data download. To start looking, browse all listings, and if you want the registry result before you pay, order a title check.
Frequently asked questions
Are listings on Land & Property verified?
Listings are checked for duplicates, reused photos and details that do not add up, and we check who is behind each listing. This is not a guarantee of ownership or price. Search the title through the registry or order a title check, visit the land and use an advocate before paying.
What does inspected mean?
Inspected means our records show the property was visited and inspected. It does not mean we vouch for the title, boundaries or price. Use it as a starting point and still run your own registry search and site visit.
Does a Verified agent badge mean the land is genuine?
No. The badge shows that the agent passed a National ID number and live selfie check. It does not prove the agent's listing is genuine or that the land is free of problems. Always check the title at the registry.
How do I report a fake or duplicate listing?
Use the Report a Suspicious Listing or Agent page and tell us the listing link and what looks wrong. We review reports and remove or correct listings that fail our checks. If you have already paid money, also report to the police.
How much does a registry search cost?
As of November 2026 the Ministry of Lands charges UGX 10,000 per search on its public portal. Our title check service adds our own fee, shown when you order. It is separate from the registry fee.
Sources
- How to conduct an online search using the Lands Public Portal (UgNLIS), Ministry of Lands, Housing and Urban Development (accessed 2026-11)
- Lands, Housing and Urban Development Service Delivery Standards FY2025/26 to FY2028/29, Ministry of Lands, Housing and Urban Development (accessed 2026-11)
- Inside Uganda's land fraud crisis, Daily Monitor (accessed 2026-11)