#OutToLunch: Home ownership one way to a country’s development

By Denis Jjuuko

More than 20 years ago, a man set up an office at the current Serena Conference Centre. He seemed to have a huge advertising budget and didn’t spare a coin in pushing his product. Newspapers featured him. Radio presenters talked about him.

I was in active journalism at the time and looked out for him. He gave me an appointment at 4.30am. Any chance to change to a favorable time fell on deaf ears. 4.30am, or nothing. I agonized. How would I make it from my home to his office in the middle of Kampala? I was about to accept but he wasn’t the Pope, US President or Osama bin Laden. Why would he only have time at 4.30am? The article I was to write was to enhance his profile for free. But I also thought he was pretentious, trying to prove to a journalist that he works so hard. I gave up on him.

A few months later, his property brokering business started foundering. He never owned the properties he advertised. He was a broker. But he was smart enough to set up an office at a fancy location. Most of his colleagues operated on the streets of Luwum and William. Those who had found a fortune, their Toyota Mark IIs were their offices and impressing meant wearing sharp pointed fake-crocodile skin shoes.

Since he was different, with an office, people trusted him and gave him their money. Some of the people who had told him they owned the land were fraudulent. The land either didn’t belong to them or the families were fight for every square foot of it. Since he was the one making the connection between the buyer and seller and sometimes received money from clients, whoever didn’t get their land came for him. He would end up on the beaches of Luzira.

Having learnt from him, another broker went a step further and set up a dingy office in Old Kampala. Although it wasn’t glamorous, he had one unique aspect about him — he and his associates owned the land. He bought large swatches of land in areas like Kulambiro, Buwaate, Kira and divided them into 50×100 feet plots (approximately 11.5 decimals).

Kampala was expanding at the time beyond its original seven hills. People who had seen their retrenched or retiring parents move from fancy homes in Kololo into poverty thought to act differently. They would build houses. The economy was growing, and a semblance of a middle class was emerging.

There was a ready market of people streaming to his Old Kampala office to buy land. Unlike his Serena Conference Centre predecessor, land titles were easily availed to whoever purchased from him. He too advertised heavily, promising Ugandans to live in organised estates with access roads and all that. People saw an opportunity to live in a community that was not too much of a slum at an affordable rate.

Before a place sold out, another new estate would be opened. Eventually, there was an estate on every major road to Kampala to cater for every purchaser’s interests. You know how Kampalans love living near highways that lead to their ancestral villages!

To further impress, he put up a mega building in Old Kampala and expanded into a quarry business along Jinja Road. A building hardware shop was set up, if you bought a plot of land, he would give you a few bags of cement so you could start building your dream home!

Anyway, that growth was funded by banks which meant they would hold on to the land titles. So, people who purchased land took away agreements instead of titles. Some of the land was far away from the city yet the majority of his clients were first home owners. The others were speculators involved in land banking. The estates were not selling out at the previous rates. People who needed their titles were not getting them. That led to people stopping buying from him. The original landlords were also in some cases not fully paid. Court appearances became his preoccupation.

The other week, the banks won a case against him that declared him bankrupt. It was one of the saddest stories of Ugandan entrepreneurship. A self-made man who had made it to the top. Yet he is not the only Ugandan real estate entrepreneur to go under.

One of the challenges of real estate in Uganda especially the one where the model is buying land and parceling it into small plots for selling is that most of these estates are deep in areas that lack access and basic services today. First home owners shun them yet they don’t have resources to buy in their preferred areas. Second home owners already have land in areas that these estates sold 10 or so years ago. Or they are looking for bigger land for their country homes. Other investment vehicles like treasury bonds and unit trusts are competing with land banking.

Wrangles over land are common as family members of the original owner always come up with counter claims against each other. Squatters are everywhere and they are more protected than the owners in some cases. Police is not competent or facilitated to investigate these cases. Courts take forever to decide these cases.

Yet home ownership is one way that countries develop. People who own homes won’t wake up to burn a city down. They work hard for its development because they have something to lose. If we need to develop this country, we must devise means that enable young people to easily own homes.

The writer is a communication and visibility consultant. djjuuko@gmail.com

Tags: Denis Jjuuko, Government of Uganda ., Out to Lunch, Prime Time Communications, Serena Conference Centre

Health

#OutToLunch: Unless we do something, we shall soon be sent to the villages to die

By Denis Jjuuko In the years when HIV/AIDS was wreaking havoc to the country, it was not uncommon to hear that somebody who is sick has been sent from the city to their village. Whenever you heard about it, tears simply rolled down. It was a metaphor for death. Everything has been tried and there is nothing else to do. Chronical illnesses leave many families in poverty and since there was nothing else the family could do, they decided to cut expenses, one of which was the transportation of a dead body. Transporters always charged a fortune. They understood that we may abandon people when they are alive but show immense love to them when dead! And that was before funeral management became a professional service. One could have thought that we had turned a corner from those devastating years of the 1980s and 1990s. That falling sick didn’t mean death but we seem to be slipping back to those dark days. At least two recent cases provide a reminder of where we are. It all started with a senior judge detailing the difficulties she faced when her now late husband was admitted and ended up describing the national referral hospital as “a monument” to the chagrin of its administrators. Before that dust could settle down, the country woke up to a crowd fundraiser for a heart transplant for one of Kampala’s highflyers who unfortunately died before the money could be raised, raising another spotlight on Uganda’s healthcare challenges. The two cases above were public figures hence the publicity they raised. People were bitter that we have neglected our healthcare by outsourcing it to private and foreign hospitals. If you have some money, you run to a private hospital in Kampala. If you have real money, you run to Nairobi or other foreign capitals outside the continent. The majority of Ugandans have no money to run to a private health facility in Kampala or any town in Uganda for that matter. They resort to witchdoctors, fake pastors and prayer to survive. And probably we are about to start seeing families sending back the sick to their villages to die like it was in the late 1980s and 1990s. We many times get obsessed with economic growth and transformation, rolling figures off our tongues. And as the national budget is being read this week, such numbers will be making headlines once again. If we really want to put money in people’s pockets, we must think about social services such as health and education. The cost of healthcare goes beyond what we pay to buy the drugs and pay for consultation fees. There are many lost hours when one falls sick. The sick person and the caretakers are unable to work and are spending money on transport and medicine. Given who we are, others are spending money to check on the sick. It deters economic growth. There is a need to improve our healthcare services as well as promoting health seeking behaviours among the population. If people are healthy, they will be able to attend school or get involved in productive work that leads to economic transformation. Although one of the cases mentioned above involved a heart transplant and many people called for establishment of such facilities, it is probably something that we can do in the future. The doctors who can do heart transplants and such high skilled procedures exist in Uganda but if we are still dying of malaria and such other diseases, our focus should be on primary healthcare services. Lower-level health centres should have well trained personnel who are motivated to work and given the tools they need to diagnose and treat people. The majority of our people seek services at such facilities but many times when you visit, you see despair. From people suffering from simple diseases such as malaria or women getting complications while giving birth. Many times, the health workers are very frustrated. They see their patients die who shouldn’t be dying. When such patients die, we convince ourselves that it was God’s plan. It wasn’t at all. We simply failed at the basics. One of the basics we have failed at as a country is health insurance for all. We know the cost of healthcare. We also know that the benefits of health insurance for all can offset the costs of healthcare but we do nothing about it. Unless we do something about healthcare for all of us, we shall return to the days of being sent to the village to die. The highly connected may laugh at this. But I have heard of some who have been sent back from Nairobi and India to die from here. The writer is a communication and visibility consultant. djjuuko@gmail.com

June 23, 2025

Out to Lunch

#OutToLunch: Canadian visas and what Africans must do to avoid humiliating rejection

By Denis Jjuuko I recently applied for a visa to Canada to attend a Rotary conference in Calgary and thereafter visit a few of their attractions like the Niagara Falls and return to Kampala. The application was rejected on grounds that I didn’t have enough assets and therefore I might not return. I thought that the visa officer had missed something, so I appealed and I attached some more assets. I thought no sane person would have such assets, get a visa to Canada, fly for 2-3 days, reach an airport and then disappear into mountains of snow! But the Canadian visa officer sent back my application rejected with the same reason. I believe they never read anything I attached. I don’t know anyone entrepreneurial like myself who would spend nearly Shs10m on an economy class air ticket to Calgary and then decide to disappear into thin air instead of returning home. I am also too old, lazy and highly educated to directly wash cars, clean airport bathrooms and such other menial demeaning jobs the majority of people who disappear in Canada do to survive. Some of my friends urged me to appeal again. I refused. I am not desperate to fly for a few days to Calgary or anywhere in north America, western Europe or anywhere anyway. I thought I could invest the money I would have spent in Canada on starting a new business venture whose profits could pay for the next Rotary convention in Taipei in 2026 or even donate it to charity. I actually donated some of it last week. Anyway, I hadn’t realized that I had become a statistic until I read a recent story by CNN that Africans lost nearly US$70m in 2024 in denied visas. That is a lot of money. If the US$70m is the annual average, in just a decade, the continent has lost US$700m. If you think of the interest that could have earned when compounded, it is in billions of dollars. Since the release of that report, many Africans have taken to social media platforms such as X to argue that the continent should become reciprocal. Charge westerners same rates they charge us and then give flimsy reasons to deny them access after all many that travel to Africa have no real assets to talk about. The argument is popular but lacks thorough thought. African countries actually are as discriminatory only that they do so to fellow Africans. Many people from the west can fly to any airport and access a visa on arrival with zero chance of rejection. Africa’s richest man, Aliko Dangote, says in a popular TikTok video that he needs 35 visas to cover the continent while most Europeans don’t need any. Why doesn’t the African Union copy the European Union and ensure that there is no need for visas to travel anywhere in Africa by a citizen of any member state? That would spur a lot of growth when Africa becomes borderless like Europe is. Also, why do Africans go to the west? It is because we have failed to put in place facilities and create jobs that we need here. With all the coastline we have, why would anyone fly to resorts in Europe, America or the Middle East? Africans fly there because there is nothing at home to write about. We can sing about lions and gorillas but we can’t even build an airfield where planes could easily land. Ssese Islands or Buvuma can be as beautiful as Bali or Ibiza or Santorini. But the infrastructure is lacking. That is why even when the visas are nearly free for Americans and Europeans, Africa still struggles to attract tourists. You don’t want to fly into Entebbe and then drive on the Mityana-Kyenjojo section of the road to catch the elusive lions in Queen Elizabeth National Park. Hotels are too expensive and poorly done. You can spend a night in a European resort paying only EUR160 or less inclusive of an endless flow of meals, beers, champagnes and whiskeys. Here? Somebody charges US$1,000 a night for a hotel room with a floor made of uneven stone slates! Our universities still teach stuff that one can easily find online and hospitals are in a mess. Can we host international conferences like the one I had wanted to attend in Canada? Only a handful of countries in Africa can. But African countries have money for the shiniest military hardware and rigged elections. No ministers fail to get the latest Landcruiser to go launch a pit latrine built with funds from western donors. We must build the kind of countries that we love to see otherwise Canadians and other westerners will continue rejecting us without any care in the world. The writer is a communication and visibility consultant. djjuuko@gmail.com

June 23, 2025

Out to Lunch

#OutToLunch: Farmers are willing to do the hard work, government must do the same

By Denis Jjuuko Agriculture has been for long touted as the answer to the poverty that is exhibited everywhere you turn in Uganda and in most parts of Africa. A recent study by Global Right Alert even confirmed that Uganda can get UShs10 trillion (nearly US$3 billion) annually from coffee. Our much-heralded oil revenue is estimated at about US$2 billion annually. When I read snippets of the report, I was at first tempted to ask where should we put our money? I quickly remembered that developing a country can’t be one directional. Extract the oil and get that cool US$2 billion every year and work on the coffee to get that US$3 billion too. Although many people have been focusing on coffee given the recent increment in quantity of production in central Uganda and elsewhere and the resulting high prices that have turned peasants into shilling millionaires, there is a lot that still needs to be done. The majority of farmers depend on unpredictable rainfall yet we are experiencing irregular seasons and changes to the climate. It is no longer guaranteed that it will rain during the months we all knew as rainy seasons. And sometimes when the rains come, it is very little or too much. No farmer wants to experience either. We still depend on the hand hoe to till the land to the extent that it is one of the most distributed items by candidates seeking support in the upcoming general elections. Although many farmers have small plots of land on which they grow food and cash crops, a hand hoe is 19th century stuff. Luckily, the Chinese have been kind enough to invent petrol powered ones that can help a farmer till the land faster and easily. The traditional hand hoe is a back breaking tool. One of the reasons many young people would rather sell the land, buy a boda boda, which they turn into a bed for daytime napping due to lack of passengers than spending the day in the garden. Inputs are expensive and fake. There is a need for the Uganda National Bureau of Standards to do their job to ensure only genuine fertilizers, pesticides and other inputs are on the market. It shouldn’t be very difficult to find who makes or import fake inputs. We can’t always blame everything on the impunity of some individuals with high political and military connections. If such people found a serious officer desirous of doing their job, they would back down. A certain government entity that owns a printery always refuses to print campaign posters of highly connected individuals on credit. The individuals usually curse the managers and promise to teach them a lesson but return with cash and pay. If they had found weak managers, they would abuse the system. A public officer who fails to reprimand the so-called Gamba Nogu (people with military and political connections) is just weak and wants to use the system to enrich themselves illegally in many cases. The other problem for Ugandan farmers is transportation. Some are able to grow significant amounts of produce but transport is a very big cost to bring the goods from the farmer to the market where the prices are not laughable. Agricultural produce can be rotting in a garden less than 100km to the market where there is a high demand. It was thus refreshing to read in newspapers last week that there is a project, at least for the northern region, that is working to change this narrative. With support from the Germans, the Ministry of Local Government is implementing the Rural Development and Food Security in Northern Uganda (RUDSEC) project. This newspaper reported that more than 1,300km of roads connecting farmers to markets will be rehabilitated and upgraded in Acholi, Lango and Teso regions. I regularly travel across the country and including these regions. Sometimes you find farmers with vegetables being sold at giveaway prices. One of the challenges they face is transport. The rundown Sahara or Isuzu can’t manage the roads many times. Yet we should know that an improved transport and market infrastructure would allow year-on-year accessibility. The cost of inputs would reduce because it wouldn’t take one so much to buy them. Ideally that should lead to increased inputs. Many farmers are willing to do the hard work to increase production. Entrepreneurs will set up the processing plants for value addition. The government should do its part too. Pay road contractors on time, make genuine inputs affordable, provide technical expertise and access to the market. Poverty would be history for many people. The writer is a communication and visibility consultant. djjuuko@gmail.com

June 23, 2025