The Challenges of Urban Land Administration in the Modern Digital Cadaster: The Case of Sebeta Town
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Date
2026-03-01
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Addis Ababa University
Abstract
As secondary cities in Ethiopia undergo rapid urbanization and industrialization, the transition from manual to digital land administration has become a priority. This study investigates the challenges and prospects of implementing a modern digital cadastral system, specifically the Integrated Urban Land Information System (IULIS), in Sebata Town, Oromia. The primary goal was to evaluate the performance of the digital cadaster in terms of service delivery and transparency, identify the institutional and technical factors hindering full implementation, and propose a framework for a more reliable and inclusive system. The research employed a mixed methods approach, utilizing a descriptive and explanatory survey design. Data were collected from a sample of 350 respondents using structured questionnaires, complemented by qualitative interviews with land administration officials. Data analysis involved descriptive statistics (Likert scale frequencies) and inferential statistics (Multiple Linear Regression) processed via SPSS. The findings reveal a Techno-Institutional Mismatch. While 46.5% of respondents noted improved information access, the system suffers from significant bottlenecks. Multiple linear regression identified the Absence of Clear Guidelines (beta = -0.120, p < 0.05) and Lack of Skilled Labor Force (p = 0.000) as the strongest predictors of implementation failure. Furthermore, the study identified a significant socio-economic disparity, with only 25.5% of low income respondents holding digital certificates compared to over 76% of high-income earners. Major implementation challenges include a lack of transparency (ranked #1), the poor quality of migrated analog documents (58.3% dissatisfaction), and persistent broker influence. The study concludes that digitalizing land records is not a purely technical task but an institutional one. To improve implementation, the Sebeta Land Management Office must prioritize the standardization of operational guidelines, invest in GIS-certified human capital, and adopt pro-poor registration subsidies. Successful implementation depends on transitioning from a software-first approach to a capacity-first strategy to ensure tenure security for all urban residents.
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Digital Cadaster, IULIS, Sebeta Town, Tenure Security, GIS