Sema Properties: Estates, Plots and Buyer Checks
Updated 3 November 2026 · Land & Property editorial team
Buyers search for Sema Properties as an estate and real estate name in Uganda, but we could not find a public record that describes the company, its estates or its directors. This page therefore does not describe an offer. It shows how to confirm that a company named Sema exists, who can sign for it, and what an estate title chain should show before you pay.
- Company details found
- None in the public sources we opened (November 2026)
- Where to check a company name
- Uganda Registration Services Bureau, name search and reservation
- Subdivision rule
- Must follow the approved local plan, prepared by a qualified physical planner (Physical Planning Act 2010)
- Document registration rule
- Registrar shall not register development documents without development permission (Physical Planning Act 2010)
Who is Sema Properties?
We do not know, and we would rather say so than guess. Our searches for the name returned results about other Ugandan developers, not about a company called Sema Properties. Names beginning with Sema, Sem, Seema or Sima are close enough that a buyer can easily confuse one company with another, or pay a company that borrows a well-known name.
So begin with a simple discipline: write down the exact legal name on the agreement, the registration number, the registered office and the names of the directors. If the seller cannot give you these, do not pay. Everything else on this page assumes you have them.
How do I confirm a company exists?
The Uganda Registration Services Bureau (URSB) deals with company name search and reservations, along with incorporation and business names (source 1). Use its search to find the exact name. Check four things: the company is registered, the name matches the agreement letter for letter, the registered address is real, and the directors include the person signing. A business name registered for one trader is not the same as a limited company, and a trader is not a developer just because the name is on a billboard.
Also search the individual. If an agent says he sells for Sema, ask for the company's written authority naming him, and call the company on a number you found yourself, not the one he gave you. Our page How to Verify a Land Seller in Uganda sets out the full seller test, and Real Estate Companies in Uganda: Types and How to Vet explains the types of real estate firms in Uganda and how to vet each one.
What should an estate title chain show?
If the company sells subdivided plots, the chain begins with the mother title. A registry search should show who the registered proprietor is, and whether any mortgage or caveat sits on it. If the registered proprietor is someone else, the company needs a written agreement with that owner and a clear schedule showing the owner has been paid or has consented to the sales. Without that, buyers may pay and never receive a title.
Then the plots. The Physical Planning Act 2010 says land in a local government area must not be subdivided or consolidated except in accordance with the approved local physical development plan, the plan must be prepared by a qualified physical planner, and an application for subdivision must go through the planning committee (source 2, s.36). It also says the registrar shall not register a document relating to the development of land unless development permission has been granted (source 2, s.45). Section numbers may differ in revised editions, so cite the Act by name. For a caveat explained in plain language, see Caveats on Land in Uganda: What They Mean.
What are the signs of a risky offer?
- The seller will not show a title or a registry search, only a sales brochure or a photograph of a title.
- Payments are requested to a personal mobile money number or to an account whose name differs from the company.
- You are told the price rises tomorrow, so you must pay today.
- The agreement does not name a plot number, or leaves the title date blank.
- The seller discourages you from visiting, or from bringing your own surveyor or lawyer.
Several of these appear in our guide Land Scams in Uganda: 10 Patterns and Defences. None proves fraud on its own, but two or three together are a reason to stop.
What should I do before I pay anything?
- Confirm the company name, directors and authority at URSB.
- Get the title number and run your own registry search. Our guide How to Verify a Land Title in Uganda (2026) shows how.
- Ask for the approved subdivision plan and the plot's number on it.
- Visit the plot with a surveyor. If you live abroad, book an escorted site visit.
- Have a lawyer read the sale agreement, then pay in stages into the company account against documents.
The same checks apply to other names buyers search, such as Sozo Properties: Projects, Plots and Buyer Checks, Canaan Sites in Mukono: What They Are and Checks and Zion Estates in Gayaza: What Is Public and What to Check. The parent guide is Buying Plots in Estates From Developers: Checks, and the overall buyer path starts at Land for Sale in Uganda: The Complete Buyer's Guide.
What could we not confirm?
We could not confirm that a company named Sema Properties is registered, who its directors are, where its estates are, whether its plots are titled, or what it charges. We did not list a price for the same reason. If you hold documents from the company, a registry search and a lawyer will establish the facts faster than any website. We will update this page when we can confirm specifics from a source we have opened.
Frequently asked questions
Who is Sema Properties?
We could not find public sources describing a company of that name, its estates or its directors. Confirm any claim by searching the exact name at the registration bureau and by asking the seller for the registration number.
Are Sema plots titled?
We cannot say. Ask for the plot's title or the date it will be issued, run your own registry search of the mother title, and make sure the agreement states what happens if the date passes.
How do I verify an estate developer?
Confirm the company and its directors at URSB, search the mother title, ask for the approved subdivision and development permission, visit with a surveyor, and have a lawyer read the agreement before paying.
Can I trust an agent who says he sells for Sema?
Ask for written authority from the company naming him, then phone the company on a number you found yourself. Pay only to an account in the company's name.
Sources
- About URSB, Uganda Registration Services Bureau (accessed 2026-11)
- The Physical Planning Act 2010, KCCA (Act text) (accessed 2026-11)