Rationale

‘…despite the significant resources being invested by the donor community for modernizing land administration infrastructure, there is little systematic discussion of the key elements of such a system and of what constitutes effectiveness within particular socioeconomic, cultural and temporal contexts.’

Lavadenz et al 2002

Country Case Studies

Africa AsiaEurope and Central Asia

(EAC)

Latin America and the

Caribbean (LAC)

GhanaMozambiqueNamibiaSouth AfricaUganda

IndonesiaKarnataka (in India)PhilippinesThailand

ArmeniaKyrgyzstanLatviaMoldova

BoliviaEl SalvadorPerúTrinidad & Tobago

Contextual Alternatives Possible Obstacles Generic ObjectivesPost-conflict transition (demobilisation, settlement of refugees, limited government credibility and authority, etc)Colonial legacy/poverty (limited resources, lack of funds, limited government credibility, authority and relevance, confusion between formal and customary, etc)Transition economies (limited experience with property, limited relevance of existing bureaucracy, overstaffing, etc)Evolving market economy (unequal wealth distribution, limited safeguards, limited government credibility and authority, etc)Other (including a mixture of the above)

Lack of political willLegal overlap and ambiguityConflicting/overlapping institutional mandatesOperational constraints (poor land records, poor integration of registry/cadastre, limited access, etc)Corruption/low civil servant salariesLimited fundingLimited safeguards for vulnerable groupsOther obstacles

Clearly defined and enforceable land rightsAccessible, efficient dispute resolutionEfficient and secure processes to transfer rightsConfidence of users, particularly the public, and their participation in the land administration system Regulation of land use in the public interestManagement of public lands and the commonsEquitable taxation of propertyEquitable access to land informationPoverty Alleviation

Contextual Alternatives Possible Obstacles Generic ObjectivesPost-conflict transition (demobilisation, settlement of refugees, limited government credibility and authority, etc)Colonial legacy/poverty (limited resources, lack of funds, limited government credibility, authority and relevance, confusion between formal and customary, etc)Transition economies (limited experience with property, limited relevance of existing bureaucracy, overstaffing, etc)Evolving market economy (unequal wealth distribution, limited safeguards, limited government credibility and authority, etc)Other (including a mixture of the above)

Lack of political willLegal overlap and ambiguityConflicting/overlapping institutional mandatesOperational constraints (poor land records, poor integration of registry/cadastre, limited access, etc)Corruption/low civil servant salariesLimited fundingLimited safeguards for vulnerable groupsOther obstacles

Clearly defined and enforceable land rightsAccessible, efficient dispute resolutionEfficient and secure processes to transfer rightsConfidence of users, particularly the public, and their participation in the land administration system Regulation of land use in the public interestManagement of public lands and the commonsEquitable taxation of propertyEquitable access to land informationPoverty Alleviation

Contextual Alternatives Possible Obstacles Generic ObjectivesPost-conflict transition (demobilisation, settlement of refugees, limited government credibility and authority, etc)Colonial legacy/poverty (limited resources, lack of funds, limited government credibility, authority and relevance, confusion between formal and customary, etc)Transition economies (limited experience with property, limited relevance of existing bureaucracy, overstaffing, etc)Evolving market economy (unequal wealth distribution, limited safeguards, limited government credibility and authority, etc)Other (including a mixture of the above)

Lack of political willLegal overlap and ambiguityConflicting/overlapping institutional mandatesOperational constraints (poor land records, poor integration of registry/cadastre, limited access, etc)Corruption/low civil servant salariesLimited fundingLimited safeguards for vulnerable groupsOther obstacles

Clearly defined and enforceable land rightsAccessible, efficient dispute resolutionEfficient and secure processes to transfer rightsConfidence of users, particularly the public, and their participation in the land administration system Regulation of land use in the public interestManagement of public lands and the commonsEquitable taxation of propertyEquitable access to land informationPoverty Alleviation

Policy/Legal Framework for Land Administration• Types of rights recognised formally • Types of rights recognised informally• % of country and population with formal rights• Characteristics of population without formal rights• Level of disputes over land• Time taken to resolve land disputes• Safeguards for vulnerable groups

Qualitative Indicators for Customary Tenure• Legal recognition of customary rights• Clarity in identity of customary

authority• Clarity in boundaries of customary

authority• Clarity in customary rights

Quantitative Indicators forFormal Land Administration System• Security• Clarity and simplicity• Timeliness• Fairness• Accessibility• Cost• Sustainability

Indicator Framework

3. Formal Land Administration

# Indicator Sec

uri

ty

Cla

rity

& S

imp

lici

ty

Tim

elin

ess

Fai

rnes

s

Acc

essi

bil

ity

Co

st

Su

stai

nab

ilit

y

1 Percentage of total parcels registered2 Percentage of transfers that are registered3 Annual registered transactions as a percentage of registered parcels 4 Annual registered transfers as a percentage of registered parcels5 Annual registered mortgages as a percentage of registered parcels6 Ratio of annual registry running costs/registered parcels7 Ratio of annual registry running costs (including cadastre if separate)/registered parcels 8 Registration staff days/registration9 Total staff days/registration

10 Time to produce certified copy of title11 Time to complete registration of transfer (including dealings with private sector suppliers)12 Total ongoing land related court cases as a percentage of total registered parcels13 Average time to resolve ongoing court cases 14 Number of registries per 1 million population15 Number of registries per 100,000 square kilometres in country land area.16 Average working days to pay for average transaction cost17 Transaction cost as a percentage of property value 18 Unit cost of systematic title 19 Level of government where registration is undertaken20 Ratio of revenue/expenditure

Summary of Indicators

1. policy/legal perspective: percentage of country covered by formal rights recognition; level of disputes over land; time taken to resolve land disputes;

2. customer perspective: number of days; and cost as a percentage of property value;

3. community acceptance/market activity perspective: number of registered transactions as a percentage of registered transactions;

4. internal efficiency perspective: number of registration staff days per registered parcel, annual running costs per registered parcel;

5. sustainability perspective: ratio of revenue to expenditure.

Summary of Indicators

Time Required to Register Transfer (days)

0

10

20

30

40

50

60

70

80

90

100

SouthAfrica

Indonesia Karnataka Philippines Thailand Armenia Kyrgyzstan Latvia Moldova El Salvador Peru Trinidad &Tobago

Country

Day

s

'Mean' <1

max 30 min 8

<1

Transfer Cost as a Percentage of Property Value

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

SouthAfrica

Indonesia Karnataka Philippines Thailand Armenia Kyrgyzstan Latvia Moldova El Salvador Peru Trinidad &Tobago

Country

% o

f P

rop

erty

Val

ue

'Mean' <5%

max 4% min 0.6%

Annual Registered Transactions and Transfers as a Percentage of Registered Parcels

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

South

Afri

ca

Indo

nesia

Karna

taka

Philipp

ines

Thaila

nd

Armen

ia

Kyrgy

zsta

n

Latvi

a

Mold

ova

El Salv

ador

Peru

Trinida

d & T

obag

o

Country

% T

ran

sact

ion

s p

er p

arce

l

Annual reg'd transactions as a % of reg'd parcels

Annual reg'd transfers as a % of reg'd parcels

Transaction 'Mean' >15%

Transfer 'Mean' >5%

Number of Registration Staff Days per Registered Transaction

0

2

4

6

8

10

12

SouthAfrica

Indonesia Karnataka Philippines Thailand Armenia Kyrgyzstan Latvia Moldova * ElSalvador

Peru * Trinidad &TobagoCountry

Nu

mb

er o

f S

taff

Day

s

'Mean' <1

* Includes registration and cadastral functions

Ratio of Annual Running Cost / Registered Parcel

$0.00

$10.00

$20.00

$30.00

$40.00

$50.00

South

Afri

ca

Indo

nesia

Karna

taka

Philipp

ines

* Tha

iland

* Arm

enia

* Kyr

gyzs

tan

* Lat

via

* Mold

ova

El Salv

ador

Peru

Trinida

d & T

obag

o

Country

Rat

io R

un

nin

g C

ost

/ P

arce

l ($

)

'Mean' <$5

* Includes registration and cadastral functions

* 'Mean' <$10

Ratio of Revenue / Expenditure

0.0

5.0

10.0

15.0

20.0

25.0

SouthAfrica

Indonesia Karnataka Philippines * Thailand Armenia Kyrgyzstan Latvia Moldova El Salvador Peru Trinidad &Tobago

Country

Rev

enu

e /

Exp

end

itu

re

'Mean' >1

* Includes registration and cadastral functions

Systematic Registration CostsArmenia Kyrgyzstan Moldova Indonesia Thailand El Salvador Perú

(urban)Perú (rural)

Pre-Field 4.89 1 Geodetic Network - - 5.66 - 0.39 2 Cartography 0.20 - 7.08 7.05 0.24 11.26 3 Compilation of existing records 0.02 0.03 1.53 1.30 4 Publicity Campaign 0.02 0.31 0.55 1.94 0.42 5 Acquisition of Government equipment 0.68 0.91 - 1.50

Field 19.32 6 Collection of claimant information 1.00 0.30 3.77 0.23 3.62 7 Boundary investigation, survey, marking 4.57 2.09 7.64 9.67 1.61 10.50 8 Conflict Mediation - - - 0.06 0.08

Post-Field9 Quality control 0.12 0.14 0.94 0.05 10.00

10 Legal validation 1.00 0.15 0.56 11 Public display of field results 0.02 - 0.02 12 Conflict Resolution - - 13 Prepare land record 1.00 0.04 2.92 2.89 1.40 14 Prepare cadastral maps/plans 0.82 0.04 1.98 1.44 2.37 1.68 15 Cadastral/Registry database design 0.50 1.06 3.77 16 Data entry 0.10 0.03 0.19 17 Register property rights in registry 0.05 0.14 7.55 5.44 18 Issuance of titles to beneficiaries - 0.01 0.94 1.95 19 Administration/management 3.25 5.30 1.89 3.89 7.27 9.28 20 Total per parcel cost 13.35 10.55 46.41 16.30 24.21 29.74 12.68 55.69 21 Amount paid by beneficiaries - - - - 2.55 - - -

Total Cost 13.35 10.55 46.41 16.30 21.66 29.74 12.68 55.69

Cost and Time Estimates in Ethiopia

Methodology Cost (US$) Survey time/speed(hours:minutes)

/parcel /ha /parcel /ha

Hand-held GPS 4.98 9.27 00:19 00:34

Rope only 0.81 1.50 00:15 00:28

Rope and hand-held GPS 0.97 1.81 00:17 00:30

Tape and Compass 18.18 33.66 01:34 02:53

Tape and Compass and hand-held GPS 18.29 33.80 01:36 03:00

Total Stations 7.27 13.54 00:23 00:44

IKONAS satellite imagery 14.23 26.52 00:17 00:31

Source: Alemu 2006

Methodology Lessons

• Detailed concept note a useful tool• Tried to collect too much data• Some data quality issues• Some ambiguity in indicator definition• Fewer indicators the better

– however there is still a need for contextual data• Indicators constrained to formal system• Indicators should focus on policy rather than outcomes• Temporal nature of indicators