MOMBASA, KENYA – The County Government of Mombasa has officially launched a comprehensive initiative to address the city's deeply entrenched land and housing challenges, the Department of Land, Housing and Urban Planning announced on Thursday, November 13, 2025. The plan focuses on resolving historical land disputes, issuing title deeds, and improving urban planning to manage the rapid growth of informal settlements.

Speaking at the third Estate Agents Conference in Mombasa, County Executive Committee Member (CECM) for Lands, Housing and Urban Planning, Mohamed Hussein Mohamed, detailed the ambitious program designed to secure land ownership for thousands of residents. This initiative is part of the county's broader strategy outlined in its County Integrated Development Plan (CIDP) for 2023-2027, which aims to create a development blueprint for the region.

A Crisis Rooted in History

Mombasa's land problems are a complex web of historical injustices dating back to the colonial era, characterized by issues of absentee landlords and a widespread "squatter" population. This has resulted in a situation where a significant portion of the population lacks secure land tenure, stifling economic development and creating persistent social tension. According to recent studies, nearly 60% of Mombasa's population resides in informal settlements, which have grown rapidly due to urbanization and a shortage of affordable housing. These areas, such as Bangladesh, Mikindani, and Kaa Chonjo, often lack basic services like clean water, sanitation, and proper waste management.

The squatter issue has been described as a "ticking time-bomb," with undocumented land ownership and overlapping claims leading to frequent disputes and stalled development projects. Past government promises to resettle squatters, including setting aside funds to buy land from absentee landlords, have seen slow progress, leading to growing impatience among residents.

The County's Strategic Interventions

The new plan announced by CECM Mohamed Hussein aims to tackle these issues head-on through several key interventions:

• The Ardhi Fund: Governor Abdulswamad Nassir's administration has operationalized the Ardhi Fund, allocating an initial KSh 50 million for the 2025/2026 financial year. This revolving fund is designed to facilitate peaceful settlements between landowners and squatters and to prevent unlawful evictions. The county plans to use the fund to purchase land from willing sellers to resettle residents.
• Title Deed Issuance: A core objective is to dramatically increase the issuance of title deeds. The county aims to boost the number of titles issued from 2,500 to 30,000 by 2027, providing security of tenure to thousands of families. Recent titling exercises have already taken place in Miritini and Chaani.
• Collaboration with National Government: The county is working closely with the national government to align its efforts with broader land reforms. This includes leveraging the National Land Information Management System, known as Ardhisasa, to enhance transparency and combat fraud. Lands Cabinet Secretary Alice Wahome has affirmed the national government's commitment to digitizing land records to curb fraudulent activities.
• Dialogue and Dispute Resolution: Officials are urging residents to pursue alternative dispute resolution mechanisms rather than engaging in prolonged and costly court battles, emphasizing a collaborative approach to resolving conflicts.

Integrating with National Housing Agenda

The county's strategy is intertwined with the national government's Affordable Housing Program (AHP). Several major housing projects are underway in Mombasa, aiming to address the severe housing deficit. The National Housing Corporation (NHC) is set to construct 20,000 units in Changamwe, comprising affordable, social, and market-rate housing. Additionally, the government has rolled out a Sh7 billion project in Nyali to build approximately 2,000 units, which is part of a larger plan to construct 100,000 units across the Coast region.

Governor Nassir has actively lobbied the national government to ensure Mombasa is not left behind in these initiatives, particularly advocating for the inclusion of residents in the Tenancy Purchase Scheme (TPS). These projects are expected to create thousands of jobs and stimulate the local economy by sourcing materials locally.

Challenges and the Path Forward

Despite the ambitious plans, significant challenges remain. Financing is a major hurdle for the county government, though initiatives like the re-evaluation of the valuation roll aim to increase local revenue streams. The deep-rooted nature of historical injustices and the potential for political exploitation of land grievances also pose threats to the successful implementation of the reforms.

The success of this new blueprint will depend on sustained political will, transparent processes, and meaningful community engagement. For Mombasa, a city vital to Kenya and East Africa's economy, resolving its land question is not just a matter of social justice but a critical step towards sustainable urban development and long-term prosperity.