Study of Land Tenure Systems and Their Effect on Residential Development in Abuja Satellite Towns

Land tenure arrangements significantly influence residential development patterns, investment decisions, and housing affordability in urban areas. This study examines prevailing land tenure systems in selected Abuja satellite towns including Kuje, Bwari, and Gwagwalada and analyses their effects on residential development activity. The research adopts a descriptive survey design, collecting data from 210 landowners, tenants, developers, and planning officials through structured questionnaires and interviews. The study documents the distribution of statutory rights of occupancy, customary tenure arrangements, and informal land transactions prevalent in each satellite town. GIS mapping of residential development density and land tenure type was used to explore spatial correlations between tenure security and development intensity. Secondary data on land allocation records and development permit applications were obtained from the Federal Capital Development Authority and respective area council planning departments. Findings are expected to indicate that areas with clearer statutory tenure have higher rates of formal residential development and physical investment, while communities relying on customary arrangements experience more housing informality and reluctance to invest in permanent structures. The study also documents challenges in the transition from customary to statutory tenure, including bureaucratic complexity and high cost of regularization. Recommendations focus on streamlining the right of occupancy allocation process, formalizing customary tenure in satellite towns, and reducing barriers to housing investment through simplified documentation procedures. Keywords: Land tenure, Residential development, Abuja, Satellite towns, Housing informality.