LAND TENURE SYSTEMS AS A POLICY INSTRUMENT FOR LAND REGULATION IN SELECTED NIGERIAN URBAN AREAS; A COMPARATIVE STUDY OF NSUKKA (ENUGU), SABON GERI (KANO), AND ETCHE (RIVERS)

Abstract

Land tenure systems significantly influence land use, investment, agricultural productivity and sustainable urban development in Nigeria. This study remains land tenure as a policy tool for effective land regulation in three diverse Nigerian urban centres: Nsukka in Enugu state (South-East) Sabon Geri in Kano State (North-west) and Etche in Rivers State (South-South). Using a survey research design, data were collected from 300 stakeholders (land owners and Local government officials) across the three locations via structured questionnaires. The Taro Yomane formula was applied to determine a sample size of 171, with a 90.6% response rate achieved. Data were analysed using descriptive statistics (frequencies and percentages). Findings reveal that customary/communal tenure dominates in Nsukka and Etche, while a mix of customary and Islamic (Sharia-influenced) tenure prevails in Sabon Geri. Major challenges identified include insecurity of tenure, bureaucratic bottlenecks in formal registration, rising land speculation and weak enforcement of land use regulations, the study shows a nexus between secure lane tenure, improved farm management practices and higher crop productivity, particularly in Nsukka and Etche. Respondents across all allocations expressed preference for a hybrid tenure system that blends customary rights with formal statutory protection. The paper recommends urgent reform of the Land Use Act 1978 to accommodate regional variations, strengthening of customary land administration institutions, and the establishment of a national digital land registry to reduce disputes and encourage investment. These measures would enhance land regulation effectiveness and support sustainable development across Nigeria’s diverse cultural landscapes.