Analytical Study of Blockchain-Based Land Registry Systems: Applicability and Challenges for Nigerian States

Land registration fraud, document forgery, and double allocation of land titles are persistent governance challenges in Nigerian states, and blockchain-based land registry solutions have been proposed globally as a technological response. This study analytically evaluates the technical feasibility, governance requirements, and implementation challenges of blockchain-based land registry systems for Nigerian states, using Anambra and Ogun States as analytical cases. A mixed-methods analytical design was adopted, combining technical evaluation of two permissioned blockchain platforms (Hyperledger Fabric and Quorum) for land registry use cases, with documentary analysis of current land registration processes in both states, and interviews with 25 stakeholders including land registry officials, lawyers, IT managers, and academic experts. A Blockchain Feasibility Assessment Framework was developed and applied to both cases. Findings indicate that Hyperledger Fabric's permissioned architecture is technically appropriate for land registry use, offering transaction finality, granular access control, and audit trail integrity. However, implementation preconditions including legacy data digitalisation, cadastral survey completion, and interoperability with the national land information system are unmet in both states. Regulatory ambiguity around digital title instruments under the Land Use Act 1978 presents the most critical non-technical barrier. The study concludes that blockchain-based land registry is technically viable for Nigeria but requires substantial prerequisite investments in data infrastructure and legal framework reform before deployment.

Keywords: blockchain, land registry, Nigeria, Hyperledger Fabric, digital governance