1. Introduction
Buying land in Juba can be a smart and profitable investment, but it’s also an area where many first-time buyers make costly mistakes. Whether you’re a South Sudanese citizen or not, the rules for urban land are unique — and if you don’t know them, you risk losing your hard-earned money.
This guide explains the process step-by-step, the common traps to avoid, and the most important legal fact every buyer must know:
In Juba, buying land almost always means getting a renewable leasehold, not permanent freehold ownership.
2. How Land Ownership Works in South Sudan
South Sudan’s Transitional Constitution (2011) says all land belongs to the people, held in trust by the government. The Land Act (2009) divides land into three categories:
● Public Land – managed by government authorities.
● Community Land – managed under customary law by chiefs and elders.
● Private Land – includes registered leaseholds and the rare freehold title.
3. The 99-Year Lease Rule (Even for Citizens)
If you’re buying urban land in Juba:
● Residential plots: Leasehold term is 99 years.
● Commercial or industrial plots: Leasehold term is 30–50 years.
This applies even if you are a South Sudanese citizen. Why? Because the law treats urban land as a lease from the state, not absolute ownership.
At the end of the term, you can apply for renewal, which is normally granted if you’ve followed the lease conditions (such as developing the land and paying fees). Freehold ownership in urban Juba is extremely rare and mostly limited to land that was already private before independence.
4. Buying vs. Leasing
● Buying = paying for the rights to a leasehold (and registering it in your name).
● Leasing (short-term) = renting land for a fixed period, usually without transferring ownership rights.
5. Step-by-Step: Buying Land Safely in Juba
Step 1 — Verify Ownership
Conduct a land search at the Land Registry (Central Equatoria State Ministry of Housing, Lands & Public Utilities).
Confirm the seller’s name matches the title.
Step 2 — Inspect the Land
Check for disputes, encroachments, or occupation.
Step 3 — Confirm Planning Approval
Juba City Council must confirm the land use matches your plans.
Step 4 — Secure Written Agreements
Never rely on verbal deals — use a signed, witnessed sale agreement.
Step 5 — Survey the Land
Use a government-approved surveyor to prepare an official plot plan.
Step 6 — Register Your Ownership
Submit documents to the Land Registry for title transfer — this is what makes your ownership legally secure.
6. Common Mistakes That Cost Buyers Their Land
● Paying without registering the transfer.
● Buying from someone who isn’t the registered owner.
● Ignoring customary authority in community areas.
● Not checking for mortgages or charges on the land.
7. Key Legal Priority in Disputes
If two people claim the same plot:
1. Registered title holder usually wins, even if the other buyer paid first.
2. Unregistered buyers may only get a refund from the seller, not the land.
8. Final Tips
● Always register your purchase immediately after paying.
● Use licensed surveyors and legal professionals.
● Keep copies of all documents safe.
● Be cautious of deals that seem “too good to be true.”
Thinking of buying or leasing land in Juba?
Get professional due diligence and guidance before you pay a single pound — the safest way to protect your investment for the full 99 years and beyond.