WERABE UNIVERSITY

COLLEGE OF SOCIAL SCIENCE

DEPARTMENT OF GEOGRAPHY AND

ENVIRONMENTAL STUDIES

RESEARCH THESIS SUBMISSION

URBAN LAND DELIVERY FOR HOUSING DEVELOPMENT IN

THE CASE OF LERA TOWN, SILTE ZONE, SNNPR.

By: - ………………………….
THIS THESIS IS SUBMITTED TO DEPARTMENT OF GEOGRAPHY AND
ENVIRONMENTAL STUDIES COLLEGE OF SOCIAL SCIENCES IN PARTIAL
FULFILLMENT OF THE REQUIREMENTS FOR THE MASTER OF ARTS (M.A)
DEGREE IN URBAN AND REGIONAL DEVELOPMENT PLANNING

PRINCIPAL ADVISOR: MOHAMMAD SHAMIM (PHD)

CO-ADVISOR: ANWAR CHAMISO (MA)

WERABE, ETHIOPIA

DECEMBER, 2023
 DECLARATION

I …………………, do here by declare that this thesis is prepared for partial fulfillment of the
requirements for the Master of Arts in urban and regional developmental planning entitled by
urban land delivery for housing development in Lera town, Silte zone, south nation nationality
and people region (SNNPR) my original work and that it has not been submitted partially; or in
full, by any other person for an award of a degree in any other university/institution and all
sources of material used for the thesis have been properly acknowledged.

Advisor Name Signature Date

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Co advisor Name Signature Date

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Department Head Signature Date

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Reviewer

Name Signature Date

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Name Signature Date

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 APPROVAL SHEET

WERABE UNIVERSITY

COLLEGE OF SOCIAL SCIENCES

DEPARTMENT OF GEOGRAPHY AND ENVRONMENTAL STUDIES

Master of Arts Degree Thesis Approval Sheet

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 ACKNOWLEDGEMENTS

First of all, I would like to thank the almighty Allah, who made this thesis work a reality. Next, I
would like to express my special gratitude to my principal Advisor, Mohammad Shamim (PHD)
and Co-advisor: Anwar Chamiso (MA) for their valuable advices, continuous and unlimited
constructive comments and assistance from the outset to the submission of this paper.

I would like to express my heartfelt thanks to department teachers and to all my classmates at the
Werabe University Department of Geography and Environmental studies of postgraduate
program students of Urban and Regional Development Planning for their valuable constant
encouragement and support during all phases of this work.

I am also thankful Lera Town Civil Service and Urban Development and Construction
Department especially urban planning and land management department of Lera Town
cooperation in providing me all kinds of information and material support.

My special thanks go to the Werabe University and Lera town West Azarnet Berbere Worada
Administration Office for offering me the scholarship study grant financial and material support.

I am also thankful I would like to express my sincere gratitude to my best brother Muhaba Kero
and other all family for her encouragements and shouldering the entire burden at home while I
have been attending the post graduate class at Werabe University and working on this research
project.

Finally, I would like to express my sincere gratitude to my friends Temam, Fetiya and Other
friends for continuous technical and scientific guidance, financial support, encouragement and
advice as well as reviewing of the whole thesis.
 LISTS OF ACRONYMS

CSA Central Statistical Agency

EC Ethiopia Calendar

EPRDE Ethiopia People Revolution Democratic Front

FDRE Federal Democratic Republic of Ethiopia

SNNPR South Nation Nationalities and People Region

UN United Nation

UGD Uasin Gishu District

PULM Poor Urban Land Management

WBSLA World Bank Study of Land administration

MDP Metropolitan Development Program

SSA Sub-Saharan Africa

HS Housing Sector

TABLE OF CONTENT

Contents Page
DECLARATION...........................................................................................................................I

APPROVAL SHEET ...................................................................................................................II

ACKNOWLEDGEMENTS........................................................................................................III

LIST OF ACRONYMS ............................................................................................................V

TABLE OF CONTENT..............................................................................................................VI

LIST OF FIGURES...................................................................................................................VII

LISTS OF TABLES ................................................................................................................ VIII

LIST OF APPENDEX……………………………………………………………………….XIII

ABSTRACT…………………………………………………………………………………..XIV

CHAPTER ONE............................................................................................................................1

1. INTRODUCTION..................................................................................................................... 1

1.1 Background of the Study.....................................................................................................1

1.2. Statement of the Problem...................................................................................................3

1.3. Research Objectives............................................................................................................4

1.3.1. General Objective.........................................................................................................4

1.3.2 Specific Objectives.........................................................................................................4

1.4. Research Questions.............................................................................................................4

1.5. Significance of the Study.................................................................................................... 5

1.6. The Scope of the Study....................................................................................................... 5

1.7. Limitation of the Study.......................................................................................................5

1.8 Definition of Terms..............................................................................................................5

1.9. Organization of the Paper.................................................................................................. 6

CHAPTER TWO...........................................................................................................................7

2. RELATED LITERATURE REVIEW.....................................................................................7

2.1. Concept of Land..................................................................................................................7

2.2. The World Urbanization Trend.........................................................................................7

2.2.1. Urban Land...................................................................................................................8

2.2.2. Urban Land Delivery................................................................................................... 8

2.2.3. Urban Land Tenure System........................................................................................ 8

2.3. Urban Land Delivery Process............................................................................................8

2.3.1. Access to Land.............................................................................................................. 8

2.4. Urban Land Delivery System in Developed World..........................................................9

2.4.1 Land Delivery in Ukraine.............................................................................................9

2.4.2. Land Delivery of Housing in Australia.......................................................................9

2.5. Urban Land Delivery Housing System in Developing Counties...................................10

2.5.1. Housing........................................................................................................................10

2.5.2. Brazil Urban Land for Housing................................................................................11

2.5.3. Land Delivery of Housing in Eldoret, Kenya...........................................................11

2.5.4. Land Delivery of Housing in Botswana, Gaborone.................................................12

2.5.5. Land Delivery of Housing Policy in Ethiopia.......................................................... 12

2.6. Housing Development Objective......................................................................................13

2.7. Land Delivery Channels................................................................................................... 14

2.7.1. Customary Land Delivery Channels........................................................................ 14

2.7.2. Public and Para-Public Land Delivery Channels....................................................15

2.7.3. Formal Private Land Delivery Channels................................................................. 15

2.7.4. Informal Land Delivery Systems.............................................................................. 15

2.7.5. Urban Land Delivery and Housing in Ethiopia.......................................................15

2.8. Factors that Affect Land Delivery...................................................................................16

 2.8.1. Urban Land Policy..................................................................................................... 16

2.8.2. Land Demand for Housing........................................................................................ 16

2.8.3. Supply of Urban Land for Housing..........................................................................17

2.8.4. Fragmented Land Holdings.......................................................................................18

2.8.5. Corruption in the Land Allocation Process............................................................. 18

2.8.6. Land Banking............................................................................................................. 18

2.9. Urban Land Policy and Land Delivery...........................................................................19

2.9.1. Land Policy in Ethiopia............................................................................................. 19

2.9.2 Urban Land Policy and Land Delivery for Housing Development.........................19

2.9.3. Urban Land Policy and the Practice of Land Delivery System in Ethiopia.............20

2.10. Urban Land Delivery System in Ethiopia.....................................................................20

2.11. General Overview of the Ethiopian Housing Policy.................................................... 21

2.11.1. Urban Land and Housing during the Imperial Era..............................................21

2.11.2. Urban Land and Housing Policy during Derg.......................................................21

2.11.3. Urban Land and Housing Policy during the Current Government.................... 22

2.11.4. Urban Land Delivery and Housing in today’s Ethiopia....................................... 22

2.12. Urban land Management in Ethiopia............................................................................22

2.13. Lesson Learned from Empirical Literature Review....................................................23

2.14. Formal Land Delivery System for Housing in Ethiopia..............................................24

2.15. Demand Factors for Urban Land in the Ethiopian Context.......................................24

2.16. Conceptual Framework..................................................................................................26

CHAPTER THREE.....................................................................................................................27

3. RESEARCH METHODOLOGY...........................................................................................27

3.1 Description of Study Area.................................................................................................27

 3.1.1. Location.......................................................................................................................27

3.1.2. Topography.................................................................................................................28

3.1.3. Climate........................................................................................................................ 28

3.1.4. Population................................................................................................................... 28

3.1.5. Socioeconomic Activities............................................................................................28

3.2. Research Approach...........................................................................................................29

3.3. Research Design................................................................................................................ 29

3.4. Instrument of Data Collection......................................................................................... 29

3.4.1. Questionnaires............................................................................................................ 30

3.4.2. Interviews....................................................................................................................30

3.4.3. Field Observation....................................................................................................... 30

3.5. Sample Design................................................................................................................... 30

3.5.1. Study Population/Universe........................................................................................ 30

3.5.2 Sampling Frame.......................................................................................................... 31

3.5.3 Sampling Unit.............................................................................................................. 31

3.5.4. Sample Techniques.....................................................................................................31

3.5.5. Sample Size Determination........................................................................................31

3.5.7. Sample......................................................................................................................... 33

3.6. Sources of Data..................................................................................................................33

3.6.1. Primary Pata Sources................................................................................................ 33

3.6.2. Secondary Data Sources............................................................................................ 33

3.7 Methods of Data Analysis........................................................................................... 34

3.8. Ethical Considerations......................................................................................................34

CHAPTER FOUR....................................................................................................................... 35
4. Data Analysis, Interpretations, and Discussions...................................................................35

4.1. Introduction.......................................................................................................................35

4.2. Response Rate....................................................................................................................35

4.3. Socio-Economic and Demographic Characteristics of the Respondents..................... 35

4.3.1. Age Category of the Respondent...............................................................................35

4.3.2. Distribution of the Sex Composition of the Respondents....................................... 36

4.3.3. Marital Status of the Respondent............................................................................. 37

4.3.4. Family Size of the Respondent.................................................................................. 37

4.3.5. Occupation of the Respondent.................................................................................. 38

4.3.6. Educational Status of the Respondent......................................................................39

4.3.7. Monthly Income of the Respondents........................................................................ 40

4.3.8. Duration of Residence in the Town...........................................................................41

4.4. The Existing Land Delivery for Housing Practice.........................................................41

4.4.1. Land Accessibility for Housing Development in the Town.................................... 41

4.4.2. Mechanisms of Land Acquisition for Housing Development.................................42

4.4.3. The Reason for Not Acquiring the Land for Housing Development.....................43

4.4.4. The Awareness of the Respondents about Houses in the Town.............................43

4.4.5. Effective and Continuous Integrated Housing Project in the Town......................44

4.4.6. Information about Land Delivery for Residential Housing in the Town..............44

4.4.7. The Preference of the Land Delivery System to try to Acquire the Land in the
Town...................................................................................................................................... 45

4.4.8 How many Times Visited the Municipality for Housing Purposes.........................46

4.4.9 About the Satisfied Land Delivery System of the Town Municipality................... 46

4.5. Evaluate the Land Delivery System for Housing Development in your Town............47
 4.5.1. Evaluate the Land Delivery System for Housing Development in your Town.....47

4.5.2. The Trends of Lease Price of Land Delivery for Housing Development in the
since 2010–2014 E.C ............................................................................................................48

4.5.3. Demand and Supply of Land for Housing Development since 2010–2014 E.C....49

4.5.4. Mismatch between Demand and Supply of Land as a Factor...................................50

4.6 The Major Factors that are Affect the State of Land Delivery for Housing................51

4.7. To Identify the Effects of Land Delivery for Housing Development............................52

4.8 The Present Land Policy for Land Delivery for Housing in the Town.........................54

4.8.1 The Current Urban Land Policy Creates Equal Opportunities Legal Land?.......55

4.8.2. The Possible Policies and Proclamation Recommendation you Suggest Improving
the Current Land Delivery System for Future Development of the Town.....................56

4.9. Interpretation and Discussion…………………………………..………….....................57

4.9.1. The Existing Land Delivery Practice for Housing Development……………….…57

4.9.2. Factors that Affect the State of Urban Land Delivery for Housing Development..57

4.9.3. The Effects of Land Delivery for Housing Development…......................................58

CHAPTER FIVE......................................................................................................................... 60

5. Conclusion and Recommendations........................................................................................ 60

5.1. Conclusions........................................................................................................................60

5.2. Recommendations.............................................................................................................61

5.3. Recommendation to the Town Municipality.................................................................. 61

5.4. Recommendation for Further Research......................................................................... 62

References.................................................................................................................................63

LIST OF FIGURES
Figure 1 Conceptual Framework............................................................................................26

Figure 2 Location Map of the Study Area...............................................................................27

Figure 3 Age Category of the Respondent..............................................................................36

Figure 4 Respondents of the Occupation................................................................................38

Figure 5 Educational Status of the Respondent......................................................................39

Figure 6 Monthly Incomes of the Respondents......................................................................40

Figure 7 Respondents Response Regarding Land Acquires for Housing in the Town ...............42

Figure 8 The Preference of Land Delivery System Housing in the Town ..................................45

Figure 9 Trend of Lease Prices for Land Delivery for Housing from 2010–2014 .......................49

Figure 10 Mismatch between Demand and Supply of Land....................................................51

Figure 11 Major Factors Affecting Land Delivery for Housing Development ........................... 52

Figure 12 The Current Urban Land Policy Equal Opportunities Legal Land in the Town ...........55

Figure 13 The Current Land Delivery System for Future Development....................................56

 LIST OF TABLES

Table 1 Sample Size of the Study Kebele

Table 2 Distribution of Sex Composition of the Respondents 7

Table 3 Marital Status of the Respondent

Table 4 Household Size of the Respondent

Table 5 Duration of Respondent in the Town

Table 6 The Respondent how Acquiring the Land for Housing Development in the Town

Table 7 The Respondent Reasons of why they didn’t Acquire the Land for Housing

Table 8 Respondent’s Awareness about House in the Town

Table 9 Town has Effective and Continuous Integrated Housing Project

Table 10 Information the Land Delivery for Residential Housing the Town

Table 11 How many Time Visited the Municipality for Housing Purpose.

Table 12 Respondent’s Awareness about your own House in the Town

Table 13 Respondents Major Effects of Urban Land Lease Implementation

Table 14 The Demand and Supply Land for Housing Development since 2010 – 2014

Table 15 Respondents about the Effects of Land Delivery Shortage for Housing

Table 16 Respondents about the Present Land Policy for Land Delivery for Housing
 LIST OF APPENDEX

Appendix I Personal Information of the Respondents

Appendix II: Research Questions Related to Urban Land Delivery for Housing Development

Appendix IV Interview Questions for the Town Muncipality Sectors

Abstract

Efficient and effective urban land policies play an important role in land delivery for housing
development and the sustainable economic growth of urban centers. Lera town is highly
characterized by the high demand for land for housing development, but access to land for
housing in the town is a critical problem. This creates a huge gap between the demand and
supply of land for housing development. This paper was conducted on urban land delivery for
housing development in Lera town. It tries to describe the existing land delivery practice for
housing development, to analyze the factors affecting the state of land delivery, identify the
effects of land delivery for housing development in the town, and investigate the challenges of
urban land policy on the urban land delivery system for housing development in Lera town.
Regarding the methodology of the study, it used the descriptive survey research method and used
both qualitative and quantitative research approaches. In order to collect primary and
secondary data, the study used questionnaires, interviews, and field observations. Regarding the
sampling design of the study, it used both probability and non-probability sampling techniques.
The sample size of this study was an interview of respondents from 8 purposeful groups and 275
samples of households, so a total of 283 sample respondents were involved. Furthermore,
quantitative data were analyzed using descriptive statistics through SPSS and Excel software
using frequency, percentages, and figures, whereas qualitative data were analyzed using
narrative. Based on the analysis, the study found that the land delivery system for housing
development was poor, which affected housing development in the town. The result showed that
the majority of the respondents didn’t acquire urban land for housing developments because the
land allocated for housing development by the government was limited. The effects of the
shortage of land delivery for housing development lead to informal settlement, informal land
transactions, and a town not suitable for their residence. This study forwarded a
recommendation to the concerned body: take immediate measures to minimize the gap between
land delivery and housing demands before the problem creates a housing crisis in the town.

Keywords: Urban land delivery system, Housing development, Lera town

 CHAPTER ONE

1. INTRODUCTION

1.1 Background of the Study

Land is a basic scarce natural resource that needs to be managed properly. The case is more when it comes
to urban areas where land serves as the platform for the provision of all social and economic service. This
can be justified by the following arguments. First, land plays an important role for the manufacturing of
goods and salary. Second, it is source that provides in the form of rent, sale or harnessing its fruit from
gains. Third, land as a resource provides public amenities and infrastructure and a range of functions.
These activities may directly or indirectly impact on the wealth of any nation and its economic
development relies on it (Plimmer, 2011).

Housing has an essential role in economic development of each country, accounting for 10‒20 % of total
economic activity in the country, as well as being to be the biggest fixed asset of households (European
Commission, 2005). The need for housing is not only one of the basic human basic, but also the indicator
of living standard of the population. Today it is a topical issue that housing has to be comfortable,
economical and reasonably maintainable, as well as architectonically expressive and compliant with the
environment (Henilane, 2015a).

Housing is the basic human need next to food and clothing. It is the foundation of all urban development
that occupies the largest portion of land the greatest levels of government investment in infrastructure, the
priority concern of all citizens and typical family’s single largest investment (Giovana, 2013).

The World Bank (2016) asserts that urban land has become the base for socio-economic development
serving as the main revenue source for municipalities. However, the security and fixed nature of land in
supply is a big challenge to fulfill the existing demands of different and competing land uses. Moreover,
as the demand for land rises and the supply is limited, low income groups may be forced to occupy land
illegally, but without serviced sub-divisions of land at the periphery of towns tend to be most vulnerable to
both natural and man-made hazards.

The process of land acquisition and delivery comprises availability of unusable land, affordability of such
land, ease of transaction with that land, and security of the owner’s right as well as payment of fair
compensation for the losers of land. That is why it is now increasingly being realized that economic
development of any country depends on how efficiently land it acquired and distributed among citizenry
and competing urban uses (Owoey and Adedeji, 2015).

An estimated 54% of the global populations reside in urban areas, and this is projected to increase to 66%
by 2050 (UNDESA 2011). The world is witnessing unprecedented urbanization, especially in developing
countries, which has far-reaching implications. By the year 2030, an estimated six out of every 10 people
will be living in urban centers, with the most explosive growth expected in Asia and Africa (Abbi M.
2005).

The populations in urban areas of Africa and Asia in particular are expected to grow from 1.9 billion in
2000 to 3.9 billion in 2030. As a hub for economic and social transformations with better literacy and
education, life expectancy, improved housing and sanitation, access to services, participation in public
affairs, better living conditions, better food security and better health indicators, urban settings are places
of choice for living (Kaba M,et al 2016). Evidence indicates that urban inhabitants enjoy better health on
average than their rural counterparts due to a decline in fertility and infant mortality rates, which is linked
to various determinants, such as improved sanitation and nutrition, and easier access to contraception and
health care (Obaid TA 2007).

In most of African countries, land lies at the heart of social, political and economic life; it also has a major
historical and spiritual significance. At one time, land was deemed as most inexhaustible resource in
Africa, but the rapid population growth and market development are creating mounting complication and
pressures on it, especially on land close to towns and cities and land of high productive value (World Bank
2016).

The federal and regional constitutions as well as land related laws enacted so far to implement the
constitution decrees declared that all land (rural and urban) in the country is state property. Ethiopian
constitution states that “the right to ownership of rural land and urban land, as well as of all natural
resources is exclusively vested in the state and the peoples of Ethiopia. Land is a common property of the
nations, nationalities and peoples of Ethiopia and shall not be subject to sale or other means of exchange”
(FDRE, 1995, Article 40).

The expansion of urban centers has resulted in a shortage of the supply of land and leads to a number of
problems, including substandard housing conditions, overcrowding of households, inadequate and
unreliable infrastructure and services (Tibaijuka, 2009). This is so, because a substantial majority of the
urban population is economically and socially displaced from quality housing. This indicates that the
process of land delivery of housing problem and inefficiently implemented in the whole country yet. The
purpose of this research is urban land delivery for housing development in South Nation Nationality
People and Regional State Silte zone Lera town.

1.2. Statement of the Problem

Land management includes the formulation of land policy, the preparation of land development and use
plans, and the administration of a variety of land-related programs (World Bank, 2016). The process of
land acquisition and delivery comprises the availability of unusable land, affordability of such land, ease
of transaction with that land, security of the owner’s rights, and payment of fair compensation for the
losers of land. That is why it is now increasingly realized that the economic development of any country
depends on how efficiently land is acquired and distributed among the citizenry and competing urban uses
(Owoey and Adedeji, 2015).

In most African countries, the nature of urban land use indicates a strong adherence to the traditional land
use planning approach. Many cities in Africa have been developed using the traditional land use approach.
This has generated diverse impacts on urban centers, manifesting in the form of the deterioration of cities
into slums, pollution, congestion, unsanitary conditions, and epidemics (Zerfu, 2016).

Efficient and effective urban policies play an important role in land delivery for housing development and
the sustainable economic growth of urban centers. Urban land delivery on lease to enable the increment of
urban revenue and be used for the preparation of other land for housing and the provision of infrastructure
in the town However, it has been observed that access to land for housing development in urban areas is
becoming a chronic problem for the town. According to CSA (2007), Ethiopia experiences a low level of
urbanization but a high rate of urbanization, which is more than 4.8%. This led to high land demand for
housing development, but in reality, access to urban land for housing is a critical problem because of the
huge gap between supply and demand for urban land for housing purposes.

Lera town is among the newly emerged and recent urban histories in Ethiopia. The town has the highest
urbanization rate because of rural-urban migration and the natural increase in population. As a result, the
land demand for housing is dramatically high, but land delivery for housing has severe problems in the
town's urban development and housing department. Therefore, the town is highly characterized by the
huge gap between the demands and supply of a plot of land, and the demands exceeded the supply. The
majority of the residents of the town couldn’t afford the lease price of the land. Therefore, because of poor
land delivery systems for housing, the above problems are expected to be happening in Lera town.
The other problems like informal settlement, inadequate administrative and technical capacities, high
informal land tread, widespread illegal practices and corruption, unconditional urban housing market and
so on highest rental house cost, unequal distribution of resources, the town not being suitable for living
residence, conflicts, eroding land and housing regulations, and eroding the plan of the town led to bad
governance in the town and socio-economic and psychological effects on the life of the community.

This paper focused on urban land delivery for housing development in Lera Town. However, the current
research will mainly concentrate on urban land delivery for housing development, which makes sense
from other researchers’ perspectives. researcher have used research done in Ethiopia as an example:
assessment of the urban land delivery system for housing development in Jinka town, SNNPR Ethiopia
(Abraham Bali Grita and Pananlay Kartikey Tiwari, 2017); housing delivery for affordable housing
development in Yemen (Khaled Mohammed AL Sharam at..., 2014); assessment of the urban land lease
and housing market of Mek’ele city (Daniel Gebremskel Abera, 2019). There were also other researchers
Conducted in the study area; this and other issues necessitated researchers conducting this study in the
area. So the researcher needs to fill this gap. Therefore, this study was assessed the urban land delivery for
housing development in Lera Town, Silte Zone, Southern Ethiopia.

1.3. Research Objectives

1.3.1. General Objective

The main objective of this research was assessed the urban land delivery for housing development in the
case of Lera town, Silte zone, SNNPR

1.3.2 Specific Objectives

To achieve the general objective of this study, the following specific objectives would be set

1. To examine the existing land delivery practices for housing development in Lera town.

2. To analyze factors affecting the state of land delivery.

3. To identify the effects of land delivery for housing development.

4. To investigate the challenges of urban land policy on the urban land delivery system

Housing development.

1.4. Research Questions

1. What is the existing land delivery practice for housing development in Lera town?
2. What are the major factors affecting the state for land delivery of housing?
3. What are the effects of land delivery for housing development?
4. What are the challenges of urban land policy on the urban land delivery system for housing
development?

1.5. Significance of the Study

This study would be providing necessary information for different stakeholders about the urban land
delivery systems of housing development in Lera town. The research would help in the municipal
administration related to land delivery, capacity of supply of land for housing development, housing
shortage, effects on socioeconomic and psychological impacts on the life of the individual and the
community. It would also benefit the communities of the town about the land delivery system and housing
development problem and possible solutions. Finally, the study aims at generating interest among
researchers on land delivery of housing development using similar or other design in Lera town.

1.6. The Scope of the Study

Thematically, the study would be restricted in Scope of the urban land delivery of housing development in
Silte zone Lera town. The main focus of this study would be the problems of urban land delivery system
on urban housing development in Silte zone Lera town geographically; the study is confined to Lera town.

1.7. Limitation of the study

The study focused only on the urban land delivery for housing development in the case of lera town,
particularly on the one kebele. The researcher had faced different limitation in the process of collecting
relevant information. Lack of organized secondary data related to the issue under investigation, shortage
of time and limited network connection to download many documents Unavailability of organized data on
the studied issue and inconsistency of data from different department units were the major challenges. The
other limitation encountered during the data collection process that some individual respondents are not
give or speaks about the housing policy of the study area. Geographically, the study focus was in lera
town Silte zone SNNRP.

1.8. Definition of Terms

The major operational definitions of the terms from which data will be collected are the following:

Urban: it refers to an area as localities with 2000 or more inhabitants.

Urban land: means a human settlement with a high population density and infrastructure of built
environment.

Delivery: means any means or process for conveying a product or service to a recipient.

Housing Development: has a group of individual dwellings or apartment houses typical of similar
design that are usually built and sold or leased by one management.

Kebele: it refers to the lowest administrative unit in the Ethiopian government administration hierarchy
and neighborhood or a localized and delimited group of people.

Land Management: means the process of managing the use and development of land resources (in both
urban and rural settings, but it is mostly managed in urban).

Informal Settlements: unplanned settlements and areas where groups of housing units have been
constructed on land that the occupants have no legal claim or unauthorized housing.

Efficiency in land administration and management refers system that is able to work well and produce
good results by using the available time, money, supplies etc. for finite and scarce land resource in the
most effective way.

Effectiveness in land management and administration refers power to be effective; the quality of being
able to bring about an expected effect.

Equity refers treatment of different views or opinions equally and fairly.

Land Speculation: means the acquisition of land by those people who buy plots of land and reserve until
the price increases.

1.9. Organization of the Paper

To address the objectives of this study, the thesis would be organized into five chapters in which the first
chapter contains introduction, background, statement of the problem, objectives of the study, the scope of
the study, the significance of the study, general description of the study area, definition of terms. The
second chapter would contain about the theoretical and empirical of the literature review. The third
chapter would be focused on the methods and methodology of the study. The fourth chapter would deal
with the data analysis and interpretation discussion part. The fifth chapter of the thesis would, conclusion
and possible recommendations for the different concerned bodies.
 CHAPTER TWO

2. REVIEW OF RELATED LITERATURE

2.1. Concept of Land

According to Mattingl (1993), cited by Engeda (2010) Land is defined as a surface of the earth, the
material bean, the air above and all things fixed in the soil. However, consider land as one of the four
agents of production along with capital, entrepreneurial coordination and labor. Land is one of the basic
resources which are vital for all development activities in rural as well as urban areas. In addition, it is one
of the major resources to be planned and managed if it were to bring the required benefit to the society.
According to Yuan (2003), considers land as an ultimate source of wealth. Thus he recommended that an
efficient and thoughtful use of land as an important step in managing and developing an area. Since land
fulfills many functions and it’s used for different purposes and it becomes a scarce resource as time goes
by, the most important issue is planned use and management of land to ensure sustainable development
and best serve the interest of the society.

2.2. The World Urbanization Trend

Cities first arose some ten thousand years ago, and were found mainly in Southeast Asia and the
Mediterranean region. Since the Industrial Revolution, large cities have sprung up in Europe and the
United States. Today, the largest and fastest-growing cities are located in developing countries of Africa,
Asia, Central and South America. Currently about half of the world's population is urbanized, and this is
expected to increase to 80-90 percent in forty years’ time.

In regard to future trends, it is estimated that 93 percent of urban growth would occur in Asia and Africa
and to a lesser extent in Latin America and the Caribbean. The report further states that by 2050 over six
billion people, representing two thirds of humanity, would be living in towns and cities. This means the
rate at which urbanization is occurring is very rapid and alarming. Consequently, this phenomenal growth
requires much attention by policy makers both in Africa and the world at large (UN-Habitat, 2010).

Housing is a global problem spanning the need for basic shelter in developing and trauma-stricken areas to
lack of sustainable, affordable housing in the industrialized world. Housing demand in most cities of the
world is associated with the increasing rate of urbanization, which has become a common feature of
present societies. The world‘s urban population has soared from 2.6 billion (45 percent of the whole) in
1995 to 3.9 billion (54 percent) in 2014. In 2010, as many as 980 million urban households lacked decent
housing, as will another 600 million between 2010 and 2030 (UN-Habitat 2016).

2.2.1. Urban Land

Urban land is a land which is located within the administrative boundary of any urban center of any region
(Proclamation No 818/2006). Mabongunje (1992) cited by Engida (2010) urban land is a serviced land, a
product created by a mixed set of public and private agencies. Urban land is the physical base over which
any urban system operates. Thus, urban land is considered to be both a resource and a property. As a
resource, it is the source of income, personal satisfaction, sense of security and social prestige for
individuals. On the other hand, as a property, it is unique possession and the ownership of urban land
confers a considerably restrained right of use and profit.

2.2.2. Urban Land Delivery

Land delivery system: Any approach or system or mechanism, whether formal or informal, that enable
people to acquire land for urban uses (World Bank, 1991).

2.2.3. Urban Land Tenure System

A pioneering UN study in 1973 on urban land policy and land use control measures identified a wide
range of formal and customary tenure systems (Payne, 2000). As a general definition, land tenure relates
to the mode by which land is held or owned, or the set of relationships among people concerning land or
its product. Property rights are similarly defined as a recognized interest in land or property vested in an
individual or group and can apply separately to land or development on it. Rights may cover access, use,
development or transfer and, as such, exist in parallel with ownership (Bacry, 2009).

2.3. Urban Land Delivery Process

2.3.1. Access to Land

Access to land for the urban residences is mostly based on custom in the past. Customary rights to land in
indigenous societies, for example, are usually created following their traditions and through the ways in
which community leaders assign land use rights to the community members. These rights of access may
have their origin in the use of the land over a long period. People also use a wide range of strategies to
gain access to land. These include purchasing, (often using capital accumulated while working as migrants
in urban areas), Adverse possession or prescription (the acquisition of rights through possession for a
prescribed period of time), Leasing, or gaining access to land by paying rent to the owner, Inheritance or
gaining access to land as an heir and by Squatting illegally on land are taken as the major process or type
of accessing urban land for different type of use (UN-Habitat, 2004).

2.4. Urban Land Delivery System in Developed World

2.4.1 Land Delivery in Ukraine

There was private land holding in Ukraine in past centuries and in this century, until the advent of
communism. After the coming of communism, the dominant tenure form was state ownership. The choice
of tenure for urban land in independent Ukraine has been heavily influenced on the one hand by private
land holding in past centuries and on the other hand by the nation’s socialist past as part of the union of
Soviet socialist Republic. The state, acting through cities is offering some enterprise lands for lease or
public purchase at auction or by negotiation sale. In Ukraine conditions for efficient functioning of market
institutions (land exchanges, land banks, land auctions, etc.), which should facilitate development and
functioning of the secondary land markets, are not created, clear and accessible information on land plots,
their value, their market history (information on time value of land plots)and restrictions on their use are
absent. Lack of a clear, publicly accessible system for managing market transactions is another great
disincentive to invest in land. Potential investors are more concerned with the existence of a reliable,
stable and transparent structure than with the specific nature of property rights (Ann Louise, 2003).

2.4.2. Land Delivery of Housing in Australia

Sidney Australia’s largest and oldest city is one of the most beautiful and livable cities in the World.
Currently, the population size of the city is approximately four million, but, Sidney is actively involved in
the global economy. Land delivery process in Sidney involves resolving complicated planning and
environmental issues, undertaking at times difficult and costly engineering works and preparing
complicated legal documents, the procedures are not as such complex. There are five key steps in bringing
land to the market.

Steps to deliver land in Sidney:

Even though land delivery process in Sidney involves resolving complicated planning and environmental
issues, undertaking at times difficult and costly engineering works and preparing complicated legal
documents, the procedures are not as such complex. There are five key steps in bringing land to the
market.

Step 1: Formal adoption of the Metropolitan Development Program

Step 2: Reasoning which includes councils resolving to prepare a draft plan, resolution of key issues with
state agencies and councils, public exhibition and then a legal plan by the Minster for planning.

Step 3: Servicing plans are prepared in connection with the relevant utilities agency and developers, with
the timing of servicing heavily inflected by developer funding.

Step4: Development application approval and construction which takes one to five years, depending on the
subdivision size.

Step 5: Land sales to developing on market conditions to bring land on to the market.

With demand falling, as reflected in the recent downturn in the property cycle, the level of vacant lots has
increased over the past three years. The Greenfield land supply process typically takes between seven to
ten years. Increasing land supply since 2000, just over 20 percent of new homes has been supplied in new
release areas. Over the next 25 years, up to 40 percent of dwellings will be constructed in Greenfield
areas, assisting with housing afford ability and choice. To service this forecast, and to meet a likely market
upturn, the amount of potential land zoned and serviced for housing will be more than double amounting
to 60,000 in 2008 (UN-Habitat, 2010).

2.5. Urban Land Delivery Housing System in Developing Counties

2.5.1. Housing

Since there is no generally accepted definition for housing, its meaning varies among people and from
place to place depending upon their culture and socio-economic conditions. Houses are not only just
places to live but also they are assets for their owners. It can be used to generate income through home-
based business activities and it can also serve as collateral for loans for the owners (UN-HABITAT,
2008).

Housing can simply be put as buildings or shelters where people live, a dwelling place for
people, or the provision of shelter to human beings. Normally housing is a durable asset that may include
the single-family homes, attached homes, apartment buildings, condominiums, or any private or public-
owned structures suitable for dowelling. Housing constitutes the single largest expenditure in the budgets
of most households’ sand as such their most valuable asset. In general, owning a house is fulfilling one’s
basic need and right as well as good housing condition improves the health situation and the productivity
of the inhabitants. Besides, it contributes to the wellbeing of society to the economic and social
development of the society and the nation at large (Paddy, 2009).
As UN-Habitat (2010), defines housing is the living environment, which protects man from harsh physical
and social conditions, neighborhood, the physical structure and, all services and facilities needed for the
physical and social well-being of the family or the individual. This definition implies that the concept of the
housing includes, in addition to the dwelling shelter, accessory physical and social infrastructures as well as
neighborhood social networks that have implications on the social, political and cultural lives of
households.

The Housing can be described as: A broad term that includes houses, flats, and other housing typologies,
as well as infrastructure and can include the whole residential neighborhood, including public spaces.
Housing is must be understood as the production, supply, maintenance, and management of the housing
units as well as its different components in terms of its contribution to economic development (Tonkin,
2008).

2.5.2. Brazil Urban Land for Housing

Brazil is the largest Latin American country, 81 percent of whose population is living in urban areas. The
land and housing market was never and still is not commensurate with fast urbanization that led to such
concentration of population in cities and towns. Ever growing housing deficit which resulted in the
escalation of informal housing and settlement is the typical problem of major cities and metropolitan areas
in Brazil. As a matter of fact, Brazil, with all its resources and level of urbanization, ranks one of the
lowest in Latin America in terms of providing infrastructure to support housing development for
residential use. The state has also fallen far below expectation in terms of charting out plans to approve
subdivisions to support housing developments.

2.5.3. Land Delivery of Housing in Eldoret, Kenya

With a population of about 197,000 in 1999, Eldoret is the fifth largest town in Kenya and a major
regional administrative, commercial, educational and industrial center. It is the center of Uasin Gishu
District and is administered by an elected Municipal Council. Located on poor quality land in an otherwise
high potential agricultural region in the so-called ‘white highlands’, it developed as an agricultural service
and agro-processing center for the surrounding European commercial farming region. The availability of
formerly European-owned farms in and around the urban boundaries and post-independence,
encouragement to Kenyans to purchase private landholdings have led to the purchase of farms with land
buying companies formed for the purpose. Transfer of freehold title is followed by subdivision and sale:
formal in the case of high-income developments or informal for middle and low-income purchasers. Large
numbers of plots have been provided in this way (Kalabamu and Morolong, 2004)
2.5.4. Land Delivery of Housing in Botswana, Gaborone

Gaborone is the capital of Botswana and had a population of about 186,000 in 2001. It has mainly
developed on state land, enabling rapid and large-scale subdivision of publicly owned land for housing for
all income groups, assisted by buoyant government revenues derived from Botswana’s mineral wealth.
Surrounded by privately owned commercial farms, when additional land has been required, the
government has been able to purchase a large farm and has also occasionally acquired areas of tribal land.
With the exception of Old Naledi, an early labor camp, which has since been regularized and upgraded,
informal settlements within the urban administrative boundary have not been tolerated. The obstacles
faced by households wishing to obtain a residential plot are considerable. They include a ban on new
construction between 1982-7 because of water shortages, long waiting lists and infrastructure costs.

As a result, in recent years there has been rapid subdivision and development in areas of tribal land outside
the administrative boundary to the west and east of the city (Mogoditshane and Tlokweng respectively). In
theory, this development is under the control of Tribal Land Boards established by the government for this
purpose, although the system does not operate smoothly. The elected Gaborone City Council and the two
district councils within whose boundaries the main areas of informal settlement lie (Kweneng and
Southeast) have limited resources. As a result, central government retains the main policy and
administrative roles related to land (Kalabamu and Morolong, 2004).

2.5.5. Land Delivery of Housing Policy in Ethiopia

The Ethiopian housing sector has gone through various ups and downs for more than thirty years and such
experience can be used as an important impute for any kind of attempt in drafting and implementing
feasible and comprehensive housing policy. The Ethiopian housing policy can be classified under three
i.e.pre-1975 revolution, during the derg regime, and the current situation (Taye, 2013).

Urban centers in the country range between the federal capital where millions live and those tiny
settlements which can be confused for rural villages. As such, they have different needs and capabilities.
Therefore, the urban centers need to be clustered and generalized according to some common attributes if
any meaningful intra-urban differentiation that also takes into account the possibility of giving capacity
building support in the form of broad land administration framework and other technical expertise are to
be made. The phasing modality which is of necessity, in use in the ongoing municipal decentralization 32
endeavor could be of help in distinctly identifying a town or a group of towns with similar land
administration concerns and target the same in a bid to assist them find feasible urban management models
including systems of LA, systematic, durable and all-encompassing grouping or clustering is, however,
better achieved by establishing urban hierarchy (UH) as a precondition for differentiation.

The UH would systematically and comprehensively characterize, rank, categorize and designate urban
centers and provide an overall framework for area specific development interventions. Approaching the
task in this manner, one could clearly see distinct systems coming up in the federal capital, the special city
administrations, large state capitals and other cities of similar stature, emerging urban areas, rural towns
etc. In short, differentiation based on UH can be considered to help figure out LA arrangements for urban
areas. Implicit in this thought is the assumption that land delivery mechanisms of a specific location are
directly related to the position of the place in the UH. Land delivery mechanisms, being the functions of
land policy, demonstrate that the latter is still the underlying rationale that dictates LA. In the end, urban
areas where advanced systems are required and places which could be served with intermediate or less
sophisticated systems will be easily and markedly identified to be followed by a specification of LA in
urban Ethiopia, the same global phenomena are at issue (Solomon & Rein fried, 2003: 11)

2.6. Housing Development Objective

Besides raising the city government’s finance, improving the housing development is also one of the
objectives of the lease policy. In other words, it is aiming to accommodate the shortage of dwelling houses
in urban centers for various sections of the population. Bourne (1981),
Housing problems are both market and policy failures. When one looks at the Bourne„s idea and the
situation of the city of Addis Ababa, the city government intervention in the housing market is
insignificant, meaning that there is no well-functioning market.

The direction and the mismanagement of housing development would be believed to be the policy failure.
Complaints are always revealed from the new development areas regarding the inadequacy of
infrastructure provision in the city. The challenge could be perceived as the contradiction between
urbanization rate and the scarcity of resource, which leads to a drastic increase in demand of serviced land.
The city government is running for shortage of financial resources and become a handicap to tackle the
obstacles to implementing the policy objectives. In recent years, China has made some progress with
increasing funding for urban Infrastructures from government to ease the shortage of urban infrastructure.

The Hong Kong government also emphasizes the use of land leasing to raise public funds for financing
public infrastructure investment.(Bourassa and Hung Hong 2003) Where land is state owned, the mere
advantage of the local governments is, they can reserve land for housing construction and infrastructure
developments. In addition, the purpose of land lease would be reserving land for residential uses with no
cost. Otherwise the high cost of land would affect the low and middle income groups. For instance in
Canberra Australia, among all purposes of land leasing, reserves land for buildings, foreign embassies and
other public infrastructure appears to be most achievable (Bourassa and Hung Hong 2003).

Turner (1982) believes that a proper division of tasks between public, private and community
sectors is the only solution to the housing of any class of people in any place of the world.
Although Turner has not been the first or the only one who emphasis division of tasks on
housing development, he certainly put the issue as main exponent. Housing production could be
stimulated across the range of private and social sector providers.

According to Ambrose and Barlow (1987) cited in and direct state subsidies for social housing and
indirect support for 37 production, consumption and profitability in the private sector is indispensable. The
most profound change in the housing policy has aimed at the densification of the city through
condominium housing program. Although there is a subsidy on infrastructure provision, the beneficiaries
would be the middle income groups for the reason that the advance payment and annual payment requires
somehow adequate financial capability. This form of housing development would provide ownership of
apartments under an agreement to contribute to the upkeep of the building and cooperative ownership only
of the common grounds (Abrams 1994).

When we look at condominium housing with respect to utilization of land, it could accommodate many
households in small area, which normally the city government persuaded the citizens to build their own
houses with a minimum lease payment. It is commonly observed that there is a shortage of serviced land
and housing in the city, then this shortage is reflected by the high price that it fetches in the open market
(Mathema 1999). She has discussed in her report on the housing and land market in Katmandu, Nepal. The
situation has similarities with Ethiopia especially with regard to demand and supply relation (Blake 2004).

2.7. Land Delivery Channels

2.7.1. Customary Land Delivery Channels

In practice, there are three main ways peri-urban customary land is transferred to buyers: (i) the
subdivision and transfer of individual plots for residential purposes, which is not considered as legal
practice; (ii) the sale of large tracts of customary land to investors, developers and speculators, which
occurs in the rural hinterland up to about 50 km from the city center; and (iii) land subdivisions initiated
by Prefects (representatives of the central State), officially to relocate displaced urban households (Racodi,
C. 2003).
 2.7.2. Public and Para-Public Land Delivery Channels

Public land delivery channels cover both administrative allocation and market-based forms of land
delivery. They include (i) the administrative allocation of residential plots, (ii) the auction of serviced land
(by definition according to market prices, at least in principle), and (iii) the provision of “social housing”
in fact, “social housing” corresponds to programs for access to home ownership (Racodi, C. 2003).

2.7.3. Formal Private Land Delivery Channels

They involve either real estate developers or cooperatives. These land delivery channels form a system
given the many interactions between them. For instance, formal private land delivery channels can be seen
as secondary markets deriving from both customary land delivery channels or from government allocation
of land. The land can be put onto the formal land market at a later stage, possibly after conversion of the
administrative permit into a full ownership title at a price that is much higher (up to three to five times)
than that of an administrative permit (Racodi, C. 2003).

2.7.4. Informal Land Delivery Systems

In many African cities, an acute shortage of well located, serviced land for housing has caused prices to
rise sharply. Therefore, formal sector housing developers (both public and private) have to look for low-
priced land on the urban periphery. Growing demand has led to informal land delivery systems becoming
more and more commercialized. Thus, informal access to land, probably increased through rental, is thus
likely to remain the most important means of affordable access to urban land for housing for the
foreseeable future (Ibid) Rakodi, C. and Leduka, C. (2003)

2.7.5. Urban Land Delivery and Housing in Ethiopia

During the Imperial era, urban land and housing was largely the property of the feudal elite. At this
time, more than 60 percent of the residential real situation, widespread speculation by landlords and
housing suppliers led to increasing land prices and little investment in new dwelling units for low-or-
middle income households. Following the 1974 revolution, the Derg adopted a command system to
economic production and provision of public services. The primary policy was the proclamation on
government ownership of urban land and extra houses (Proclamation No. 47/1975), which effectively
eliminated private sector rental or sale of real estate development.

This legislation nationalized all urban land and housing units not occupied by cooperative system,
the Derg intervened with a wide range of incentives. These include the following; land was
allocated without charge for the construction of owner-occupied dwelling units, the maximum plot size
for cooperative housing was500 square meters during the 1975-1986 periods when Proclamation
292/19 86 lowered the ceiling to250 square meters, typical plot sizes over the 1975-1991 periods,
however, there were 175 square meters for middle and low-income cooperatives (PADCO, 1998).

Land is a public property and an individual can enjoy only the use right of land under his/her possession.
Thus, the means to acquire legally (formally) a plot of land for housing development, and investment
purpose is dependent on the efficiency of the lease policy. The Ethiopian constitution (promulgated in
1994), retains state ownership of the land. Article 40; sub-section 3 of the constitution states that land “is
exclusively vested in the state and in the peoples of Ethiopia”. It further stipulates that ‘‘land is a common
property of the nations, Nationalities and Peoples of Ethiopia and shall not be subject to sale or other
means of exchange. The new urban Lands lease holding Proclamation No.721/2004. Under this
proclamation Land is allocated through the leasing system through the modality of tender or allotment.

2.8. Factors That Affect Land Delivery

2.8.1. Urban Land Policy

According to UN ECE, (2005) cited by Tolossa (2009), Urban land policy influences the ways in which
the development of land is regulated, the revenue derived from the land (through sales, leases, tax, fee,
etc.)and how conflicts concerning the use and ownership of land are resolved, urban land policy concern
both the private and the public land and the impact up on all aspects of land administration, including land
title formalization, land survey and property description, land registration, land use control and
management.

Bacry, Silesh and Admitu, (2009) states that, Policy measures impact on land markets. Restrictive
measures affect property rights, particularly when potential owners are excluded and ownership and
leasehold ceilings are imposed as well as pre-emption criteria are broadly implemented. Such restrictions
might exclude potentially efficient operators, thus limiting growth. Other restrictions include land use
policies. Restrictions relating to land use include the strict regulation of changes from agriculture to urban
land uses.

2.8.2. Land Demand for Housing

A United Nations study of land use in urban areas of developing countries underscored many problems
when it observed, these are: The demand for urban land is growing, yet the supply is limited. This
situation radically increases land cost. It also distorts patterns of urban growth and development. Thus,
this makes the urban infrastructure becomes more costly and inefficient, the institutions and facilities fail
to provide adequate services to their populations (United Nations, 1975:4), and Residential housing plays
different roles in the society. It is an immense element in the inheritance and a source of personal wealth.
It is a major sector in the national economy, a substantial consumer of investment funds and a large source
of employment within the construction and building industries (Onibokun, 1985).

The unprecedented growth of urban population in most of the developing world is causing an exceptional
rapid increase in the demand for urban land. As already noted, the location of the land is specific and the
existing urban plots cannot be reproduced. The rising demand for urban land therefore tends to be met
primarily by converting rural land at the periphery of the existing built-up area. The basic pressures
towards higher urban land values are derived from the increasing demands of a rapidly growing urban
population, which are accentuated with lengthy and costly processes of transfer of land and the
establishment of title that bear particularly heavily on the supply of small plots for low-income groups
(Bacry, Silesh and Admitu, 2009).

2.8.3. Supply of Urban Land for Housing

In the periphery of most cities, the supply of customary land at a reasonable commuting distance from
cities is drying out. However, it should be noted that in cities such as Nairobi, neo-customary land
delivery system can operate without using land that was once delivered by a customary system. Distance
from places of employment as well as lack of public transports limits severely the capacity of neo-
customary sector to respond to the demand for land for housing. However, more than often, this situation
does not put an end to neo-customary practices. The Kenya illustrates how, even without land reserves,
neo-customary leaders can intervene, especially in land dispute resolution, in community organization,
and in mediation between residents and public authorities (Onibokun, 1985).

The supply of land available for urban development is determined by topography, distribution of
infrastructure, master plan and zoning policies as well as the willingness of landowners to sell parcels.
Steep slopes, wetlands and hazardous areas limit the supply of land for urban development. Infrastructure
networks also largely determine the supply of developable land as well. Government policies limit land
supply, especially if land development policies are restrictive. The supply of land is also being seen as
influenced by natural and governmental restrictions upon the supply of land along with competition for the
same land from the agricultural and commercial sectors. Quantity demanded and price is directly related.
Alternatively, at increasing prices an increasing quantity will be supplied by the seller in the marketplace.

The Law of Supply is, of course, a generalization. Its primary reference is to a good or service that is the
result of a combination of productive resources (land, labor, capital and entrepreneurship) such as
consumer goods. But a good such as land cannot be increased in supply as such. Land is not, however, a
homogenous good. There are numerous categories of land that are, in fact, separate goods. Farmland is
differentiable from residential land, which in turn is differentiable from commercial or industrial land
(Bacry, Silesh and Admitu, 2009).

2.8.4. Fragmented Land Holdings

Fragmented land holdings occur when a potential development site is comprised of a number of land
parcels without common ownership; this can have an impact on land supply. In particular, the negotiations
to assemble the individual land parcels for a developable site can be complex and costly - especially, if at
least one of the landholders is either very attached to their property or engage in opportunistic or strategic
behavior (Gurran, Ruming and Randolph, 2009).

2.8.5. Corruption in the Land Allocation Process

Corruption in land is often the culprit or an offspring of the breakdown of a country’s overall governance.
Corruption that occurs in public administration and government services is a common feature in the land
sector. It can take the form of small bribes that need to be paid to register property, change or forge titles,
acquire land information, process cadastral surveys, and generate favorable land use plans. Such bribery is
facilitated by complicated processes and limited information about available services and any applicable
fees. For example, a recent World Bank study of land administration in Vietnam found that incomplete
and unclear information about administrative procedures was made available to the public. It also noted
that the processes for issuing rights and property certificates were complicated and expensive (Stien et al
2001).

2.8.6. Land Banking

According to Evans (2004) Land banking involves acquiring land well in advance of its intended
development and holding that land until it is developed. Land banking is often perceived to be undertaken
by developers to increase the price of land by restricting supply; and then taking advantage of these higher
prices by ‘drip feeding’ their stock of land into the market. While this may be the case in some instances,
land banking may also undertake by developers on reasonable commercial grounds.
2.9. Urban Land Policy and Land Delivery

2.9.1. Land Policy in Ethiopia

Article 40 of the 1995 Ethiopian Constitution (which concerns property rights) provide that, the right to
ownership of rural and urban land as well as of all natural resources is exclusively vested in the state and
in the people of Ethiopia. Land is a common property of the nations, nationalities and peoples of Ethiopia
and shall not be subject to sale or other means of exchange (Ethiopian Constitution, 1995: 95).

Land is a public property in Ethiopia. It has been administered by the government since 1975
radical land reform. The reform brought to an end the exploitative type of relationship that
existed between tenants and land lords. Tenants became own operators with use rights but with no rights
to sell mortgage or exchange of land. The change of government in 1991 has brought not much change in
terms of land policy. The EPRDF led government that overthrew the military government (Derg) in 1991
has inherited the land policy of its predecessor. Even though the new government adopted a free market
economic policy it has decided to maintain all rural and urban land under public ownership (Mulat, 1999
cited by Samuel Gebresillasie, 2006: 3). 26

According to NUPI (2003: 7), immediately after the down fall of the Derg, no one was certain
what the new government would take regarding land tenure. The Transitional Government of
Ethiopia had declared that the issue was settled in the process of developing the new federal
constitution. As a result of globalization and technological advancement along with the prevailing
comparative advantage and competition requires the need to change fundamentals of urban land policy
and strategic actions.

Ethiopia is one of the countries in transition that adopted similar reform on urban land policy and strategy
within the framework of public ownership of land. The transformation of urban land holding from permit
to lease holding system has been introduced. However the existing lease policy is characterized by lack of
limited implementation capacity, public awareness and understanding and absence of land and land related
laws which can create a strong supportive role to express land rights. Absence of tenure security right
registration, land and property laws and land accumulation act (NUPI, 2003: 48).

2.9.2 Urban Land Policy and Land Delivery for Housing Development

According to UN-ECE,(1996) cited by Engeda (2010).The Urban land policy is an important designed to
regulate, change or manage the use of urban land. It is concerned with the definition of the rule of law and
the use and ownership of urban land. Moreover, it is a framework for determining how land should be
used and conserved in order to meet social, economic and environmental objectives. Urban land policy
influences the ways in which the development of land is regulated, the revenue deserves from the land
(through, sales, leases, taxation, fees, etc..) and how conflict concerning both the private and public land
and the impact upon all aspects of land administration, including land title formalization, land survey and
property description, land registration, land use control and management, land valuation and infrastructure
and utilities management (UN-ECE, 2005).

2.9.3. Urban Land Policy and the Practice of Land Delivery System in Ethiopia

Despite its long urban history, Ethiopia remains one of the least urbanized countries of Sub-Saharan
Africa (SSA). In the urban areas, the shortage of housing is one of the major problems that call for
immediate action. The majorities of the houses in Ethiopia are below qualitative standard and lack
adequate space. The extent of provision for water supply, electricity, and drainage is very minimal. These
affect the lives and health of people living in these houses. All these will continue in the future unless
major improvements are made in the housing markets and in the expansion and improved provision of
infrastructure and services (PADCO, 1998). The land delivery system in Ethiopia has gone through
different land tenure systems. Such tenure shifts are a reflection of the prevailing land policy and land
holding tenure systems of the country under different governance regimes. Notable examples include the
freehold land tenure system (pre-1975), public controlled permit system (1975-1992) and public leasehold
system (1993 up to date). In addition to these, there are customary and informal lands holding systems,
which are commonly known in Ethiopia.

2.10. Urban Land Delivery System in Ethiopia

Urban centers in the country range between the federal capital where millions live and those tiny
settlements which can be confused for rural villages. As such, they have different needs and capabilities.
Therefore, the urban centers need to be clustered and generalized according to some common attributes if
any meaningful intra-urban differentiation that also takes into account the possibility of giving capacity
building support in the form of broad land administration framework and other technical expertise are to
be made.

The phasing modality which is of necessity, in use in the ongoing municipal decentralization 32 endeavor
could be of help in distinctly identifying a town or a group of towns with similar land administration
concerns and target the same in a bid to assist them find feasible urban
management models including systems of LA, systematic, durable and all-encompassing
grouping or clustering is, however, better achieved by establishing urban hierarchy (UH) as a
precondition for differentiation.

The UH would systematically and comprehensively characterize, rank, categorize and designate urban
centers and provide an overall framework for area specific development interventions. Approaching the
task in this manner, one could clearly see distinct systems coming up in the federal capital, the special city
administrations, large state capitals and other cities of similar stature, emerging urban areas, rural towns
etc. In short, differentiation based on UH can be considered to help figure out LA arrangements for urban
areas. Implicit in this thought is the assumption that land delivery mechanisms of a specific location are
directly related to the position of the place in the UH.

Land delivery mechanisms, being the functions of land policy, demonstrate that the latter is still the
underlying rationale that dictates LA. In the end, urban areas where advanced systems are required and
places which could be served with intermediate or less sophisticated systems will be easily and markedly
identified to be followed by a specification of LA in urban Ethiopia, the same global phenomena are at
issue (Solomon & Rein fried, 2003: 11).

2.11. General Overview of the Ethiopian Housing Policy

The Ethiopian housing sector has gone through various ups and downs for more than thirty years and such
experience can be used as an important impute for any kind of attempt in drafting and implementing
feasible and comprehensive housing policy. The Ethiopian housing policy can be classified under three
i.e.pre-1975 revolutions, during the Derg regime, and the current situation (Taye, 2013)

2.11.1. Urban Land and Housing during the Imperial Era

During the Imperial era, urban land and housing was largely the property of the feudal elite. At this time,
more than 60 percent of the residential real estates were rental PM 25,130 units. In this situation,
widespread speculation by landlords and housing suppliers led to increasing land prices and little
investment in new dwelling units for low-or-middle income households (PADCO, 1998).

2.11.2. Urban Land and Housing Policy during Derg

Following the 1974 revolution, the Derg adopted a command system to economic production and
provision of public services. The primary instrument for implementing the Derg’s housing policy was the
proclamation on government ownership of urban land and extra houses (Proclamation No. 47/1975),
which effectively eliminated private sector rental or sale of real estate development.
 2.11.3. Urban Land and Housing Policy during the Current Government

The Ethiopian people revolution democratic front (EPRDF) that overthrows the derg regime in 1991
designed anew tenure system for urban Ethiopia. Leasehold as a land tenure system was introduced in
1993 and revised in 2002 and 2011. It is believed that transferring the tenure of urban land through a fair
priced lease is helping the expansion of the housing market. To support the housing market, the
government has also provided various incentives, including the allocation of urban land at a highly
subsidized rate of free of charge and subsidies to offset the cost of building materials. Nevertheless, these
incentives ultimately helped to satisfy only a small portion of the housing demand and the private sector
cannot delivery affordable housing on a large scale (UN-HABITAT, 2010).

2.11.4. Urban Land Delivery and Housing in Today’s Ethiopia

Land is a public property and an individual can enjoy only the use right of land under his/her possession.
Thus, the means to acquire legally (formally) a plot of land for housing development, and investment
purpose is dependent on the efficiency of the lease policy. The Ethiopian constitution (promulgated in
1994), retains state ownership of the land. Article 40; sub-section 3 of the constitution states that land “is
exclusively vested in the state and in the peoples of Ethiopia”. The land tenure system for urban areas is
comprehensively dealt with by the Urban Lands lease holding Proclamation No. 272/2002. Under this
proclamation Land is allocated through the leasing system. The new revised urban Lands lease holding
Proclamation No.721/2004 is the current active law regarding land provision.

2.12. Urban Land Management in Ethiopia

Land management in urban Ethiopia during the last decade was in transition and has faced many
interrelated challenges simultaneously. First, while the State retains public ownership of land the
government is replacing the old system of urban land tenure (the “rent” system) by a more market-
oriented system of long-term leases. The process is phased and introduces the new system gradually
starting first in major urban centers that gradually will be applied and cascaded to all urban centers in the
country (MUDHC, 2014).

Key sources of inefficiencies of land management and transaction have remained the major
impediments in land management in Ethiopian urban centers due to the absence of an
independent system of registering or recording real estate transactions, where City
Administrations are in charge for recording transactions, certifying property rights, and
maintaining records and files. City Administrations are directly involved in routine transactions where
each transaction requires “no objections” from several departments’ lack of an integrated urban level
address system which created enormous obstacles to the identification of properties and availability and
reliability of information about prices and professions are at an initial stage of development. The practice
of land allocation in urban centers was driven by mass land allocation of low-priced residential plots
which was not sustainable either spatially or financially. This has created an unabated and wanton
horizontal expansion of major urban centers at the expense of the surrounding rural areas (MUDHC,
2014).

Even then waitlists are endless and are growing from year to year beyond even the capacities of the urban
administrations to prepare the land. The overall system of land pricing and allocation by the government
continues to be administrative (nonmarket) to a very large extent that hinders the development of efficient
land markets. There are no street addresses and cities generally do not have current land use maps or
inventories of vacant land. Moreover, there is some general confusion in cities about what can and can’t
be expected from the federal cadaster project, and when (MUDHC, 2014).

2.13. Lesson Learned from Empirical Literature Review

The important lesson to be learnt from the above country experiences on land delivery for housing
development from the empirical literature review is the following. Land delivery of housing development
is different from countries to countries from different urban centers. These show that even though the
degree differs, land delivery systems in urban centers of different countries have problems which are
related to time, finance and even inaccessibility especially for the urban poor. There are many root causes
for the core problem (inefficient and Inequitable Land Delivery System or poor Urban Land
Management). The success of land delivery like Beijing urban land management policies as well as a
strong political commitment to housing development, financial commitment which comes in the form of
loans and subsidies, legislative support which allows the government to acquire land cheaply and quickly
and to exercise legal authority on matters related to public housing development and administration.

In South Africa, the Housing Sector was fragmented, inconsistently funded and lacked role definition and
defined roles of accountability. However, the government has been actively engaged in addressing its
huge housing challenge. To alleviate the housing crisis, scale delivery of subsidized housing for low
income households and create an environment conducive for the operations of the subsidized. The major
factors for failure of land deliver for housing development on other African countries because of lack of
good policy options, political commitment to public housing, financial commitment which comes in the
form of loans and subsidies and the overall political, economic and social conditions of the countries. To
minimize the gap between land delivery and housing demand prepare good urban land and housing policy
as well as strong political, financial commitments and for the implementation cooperation of all
stakeholders work properly.

2.14. Formal Land Delivery System for Housing in Ethiopia

Land is an important component of housing development. The current land supply system, to a large
extent, is characterized by lease holding through auction and negotiation. Following the Urban Land Lease
Holding Regulation, the Addis Ababa administration established the lease office and began
implementation of the lease system early in 1995. The land delivery system in Addis Ababa is
underdeveloped. Information obtained from the Addis Ababa City Administration (1994) cooperative
organization office and the city’s administration Housing Agency showed that between 1994 and 2003,
about 4,147 plots of residential land have been delivered to individuals forming cooperatives. Housing
production is impeded primarily by a severe shortage of serviced residential plots. The low supply of
residential land in relation to demand has pushed prices beyond the reach of the large majority of the city
dwellers. The price of acquiring use rights to residential plots has risen much faster than the inflation rate
in recent years as a result of stagnant production and low availability (AACA, 1998).

The Addis Ababa Housing Census carried out in 1996 has found out that only 26.6 percent of the housing
stock was in good condition, 67.7 percent requires urgent maintenance while 4.9 percent needs outright
demolition. Because of the unavailability of land, high rental income and capital gain taxes, lack of
sufficient resources for housing on the part of government, the backlog has become very challenging
indeed. According to the household survey of 1996, the projected housing demand in Addis Ababa was
estimated to be over 22,000 units per year on the average. The existing shortage of houses is expected to
increase in the city since the effort exerted to construct more houses is limited. The problem could even be
more challenging, considering the provision of site and services. All these facts underline that housing
would entail a huge demand for urban land in Addis Ababa. Addis Ababa, the capital of Ethiopia is home
to at least 30 % of illegal settlements and this trend has been worsening since 1988. It is estimated that
more than 70% of Addis Ababa’s population lives in slums and the houses are made predominantly from
mud and straw (IHDP, 2008).

2.15. Demand Factors for Urban Land in the Ethiopian Context

At the time of the 1994 census, there were about 1.5 million housing units in the urban areas of Ethiopia,
out of which 97.6 percent resided in non-storied buildings and 1.7 percent in multi-storied buildings.
Further, 54.3 percent housing units were non-storied, detached and 43.3 percent were in non-storied
attached buildings. Large proportions of the housing units (95.8 percent) in urban areas where permanent
and 2.93 percent improvised. In urban areas of the country, housing units made of wood and mud walls
constituted 80.3 percent. According to a study made by the international consulting padco at around 1995,
the outcome of the interaction between housing demand and supply in 10 towns (including Addis Ababa)
has been insufficient and low-quality. The same study indicated that total housing production over the
period 1984-1994 met 87 percent of the increase in households. Most of the new units, however, were in
unplanned housing areas characterized by overcrowding and low levels of urban services. Occupancy
levels averaged 2.7 percent per room in unplanned areas. Citywide, 40 percent of the housing stock was in
need of major repair or else fit for demolition, 56 percent of government-managed stock (38 percent of the
total) fell into this category.

According to the projections of the Central Statistical Agency (CSA), the 11,675,000 urban population of
Ethiopia in 2005 will grow to 17,479,000 by 2015. The average rate of urban population growth over the
ten-year period is projected at 4.11 percent (there are other groups estimating it to be 6 percent). If the
average household size of 4.6 of the 1994 CSA data is considered for urban centers in Ethiopia, then the
corresponding total housing needs projection will be 4,581,957 by 2015. The total Ethiopian urban
housing stock in 1994 was 1,482,589. Assuming the annual change of 4.2 percent of the housing stock
registered between 1984 and 1994 to continue up until 2004, the total number of urban housing units was
expected to reach 2,331,126 by 2005. The need for additional housing units due to population
growth/formation of new families between 2005 and 2015 is, thus, expected to be 2,250,831 (4,581,957
minus 2,331,126). Assuming Addis Ababa would account for one-quarter to one-third of the urban
population, housing units required in Addis Ababa will be within the range of 500 to 600,000. This would
entail a huge strain on the demand for urban land all these facts underline that housing would entail a huge
demand for urban land in Addis Ababa cited by Bacry, Silish and Admit, (2009).

Urban land supply despite its limitation, the city government has provided thousands of plots to residents
of the city. For example, from 1990 to 19996 E.C about 40,000 plots were distributed for different purpose
(most of the plots for residential use). To support the low-income group, land for housing up to 175 sq. m
is given free of charge. Besides this, especial emphasis was given and is still given housing co-operatives.
For example, of the total 40,000 plots supplied in the past six years about 60% were given to housing
cooperatives. However, despite all these efforts, there is a huge gap between demand and supply. The
delay in providing land, insufficient institutional set up, unfavorable procedures and requirements in land
supply etc are among the major factors that worsening the situation of land supply Daneil (2006).
Since 2005 Ethiopia has been implementing an ambitious government-led low and middle-income
housing program: The Integrated Housing Development Program (IHDP). The initial goal of the program
was to construct 400,000 condominium units, create 200,000 jobs, promote the development of 10,000
(MSEs), micro and small - enterprises, enhance the capacity of the construction sector, regenerate inner
city slum areas, and promote homeownership for low-income households (UN-Habitat,2010). The
development of the national IHDP in 2006 capitalized on the experiences of Addis Ababa city
administration between 2004 and 2005 that had introduced new ways of delivering low cost affordable
housing to urban residents (MoWUD, 2008). The IHDP has been successful in many respects.

2.16. Conceptual Framework

A conceptual framework is a structure which the researcher believes can best explain the natural
progression of the phenomenon to be studied. It is links with the concepts, empirical research and
important theories used in promoting and systemizing the knowledge espoused by the researcher. It is the
researcher’s explanation of how the research problem would be explored. The conceptual framework
presents an integrated way of looking at a problem under study. The framework makes it easier for the
researcher to easily specify and define the concepts within the problem of the study. On the other hand,
conceptual frameworks can be ‘graphical or in a narrative form showing the key variables or constructs to
be studied and the presumed relationships between them, (Dickson Adom, 2018).

Figure 1Conceptual Framework

Informal settlement

Inadequate administrative
and technical capacity

High informal settlement

Whispered illegal practices

Source: - researcher, 2023

 CHAPTER THREE

3. RESEARCH METHODOLOGY

3.1 Description of Study Area

3.1.1. Location

Lera town was established after-math referendum that had been taken by in 1993 E.C. The town has
located about 252 Km north-west of Addis Ababa on the main asphalt road that runs from Addis Ababa to
hosanna and south-West at a distance of 209 km from the SNNPR regional capital Hawassa and. 85 km
from the capital city of Worabe to west. , Relatively, it has bordered by in the North Jeremo semboya,
kebele in the South Demela, kebele in the East Wulo lera, kebele and in the West Weger, kebele. The total
population of Lera town woreda was a total population of 10,000 of who 4,800 are men and 5,200 women.
Lera town structural plan socio-economic study in 2023.

Figure 2 Location Map of the Study Area

Source: Adapted from Ethio-GIS and Lera town Plan (2023)

3.1.2. Topography

The altitude of the town is generally characterized by the town's altitude ranges from 2500 to 3277 meters
above sea level, and the highland of Mugo is 3277 meters above sea level. The general topography of the
town is similar in that most places have a similar configuration in which the dominant landform is plain
and some undulating lands make up the town shape "C", which is suffering from severe erosion and
requires timely intervention. The soil type, quality, and characteristics are very important for determining
the construction of different buildings in the town. Concerning the soil structure of Lera Town, there are
clay and sandy types of soil.

3.1.3. Climate

Climate is a long period of average weather conditions dega in a defined geographical area. It is
determined by altitude, latitude, prevailing winds, cloud cover, pressure, and wind belts. Altitude is by far
the most important factor in the spatial variation of weather and climate. Among the elements of weather
and climate, temperature and rainfall are important elements in determining the pattern of population
settlement, the range of crops and vegetation that can be grown, the soil formation process, biodiversity,
and agro-ecology of a given area.

3.1.4. Population

According to the population projection of the Central Statistical Agency of Ethiopia in 2015, the total
population of Lera town was 10,000, of which 4,800 were men and 5,200 women. But the target
population for the study is, according to the Lera town structural plan socio-economic study in 2023,

3.1.5. Socioeconomic Activities

The most dominant economic activity in Lera Town is mainly composed of formal economic activities.
Floor factories, retail and wholesale, wood and metal works, small-scale manufacturing, and private and
organizational businesses are some of the characteristics of formal trade, and there are also a number of
informal trade activities, such as small-scale trade activities, carried out by the community. Additionally,
the study area is mixed agriculture, where economic activists, urban small-scale agriculture, and dairy
farms also take place.
Lera Town has been serving for other governmental and non-governmental institutions. The town also has
social sectors, which play a great role in the community of the town and the woreda as a whole. Social
services like schools from Kinder Garten to preparatory schools, one ploy technical college, and one
governmental and non-governmental health centers.

3.2. Research Approach

The study employed a mixed research approach (i.e., a combination of both qualitative and quantitative
research approaches). The reason for using this mixed research approach was that it would create a
multifaceted view of the research questions and potentially facilitate stronger inferences than a single
research approach. Thus, the two approaches were used inseparably during the research process. The
qualitative research approach focused on generating data relating to the attitudes, behaviors, and
experiences of key informants. In this case, questioners, interviews, and field observation used to collect
data. The quantitative approach was used to generate statistics and figures from the relevant data collected
through the questionnaires. According to Creswell (2017), a mixed approach has the potential to cover
each method’s weaknesses with strengths from the other method, and it also provides a more complete
understanding of a research problem than either approach alone.

3.3. Research Design

According to Kotzar et al. (2005), research design is defined as the plan and structure of an investigation
and the way in which studies are put together. In this study, the researcher would use a descriptive survey
research design. According to Leedy et al. (2005), descriptive survey design involves acquiring
information about one or more groups of people by asking them questions and tabulating their answers.
The main reason for selecting the descriptive survey research design in the study had that it has an
economical approach to obtaining information in a wider population and area; the method is time efficient
and easy to draw inferences; and the descriptive research design method is helpful to gather detail data
from many respondents. It describes the reality or what occurs within a situation, like current practices,
progress, and conditions of various characteristics of the study. Data collection instruments such as
questionnaires, interviews, and observation would be used in the study. The descriptive survey research
design would be employed in this study in order to investigate urban land delivery for housing
development in Lera Town, Silte Zone. This descriptive research would collect, extract, process, and
analyze information from the town.
3.4. Instrument of Data Collection

To achieve the stated or intended objectives and address the research questions by using data collection
techniques such as structured and semi-structured (close-ended and open-ended) questionnaires,
interviews, and filed observations will be used for this study.

3.4.1. Questionnaires

The questionnaires would be prepared and designed to gather reliable data and information for the town
on the urban land delivery system for housing development from land demanders. The questionnaire
would include both open-ended and closed-ended questions.

3.4.2. Interviews

In the interview, reliable data would be gathered from the land demanders in the town the residents who
have land for housing, the manager of the municipality, experts in land and housing development, and the
woreda department of land development and management and housing development through structured,
unstructured, or semi-structured interviews.

3.4.3. Field Observation

Ground truth data on the field was collected by direct observation on the selected area for this study. This
data collection instrument would also be used to observe the trends of the squatter settlement of the town,
the preparation of land for housing development, the mechanisms of land delivery for residents, the
livelihoods and socioeconomic conditions of the target population, and the housing conditions. A digital
camera may be used to take photographs in the field.

3.5. Sample Design

Sampling design was crucial to maintaining the validity of the study and generalizing the sample to a
defined population. The sampling design process starts with defining the target population and,
subsequently, the sampling frame, method of sampling units, sampling technique, sample size, and
procedure.

3.5.1. Study Population/Universe

According to the population projection of the Central Statistical Agency of Ethiopia in 2015, the total
population of Lera town was 10,000, of which 4,800 were men and 5,200 women. But the target
population for the study was, according to the Lera town structural plan socio-economic study in 2023,
1000 households who do not have their own houses in the town; these are the real demand for houses in
the town and the total number of employees of governmental officials, experts, and professionals in the
Lera town municipality and planning sector.

3.5.2 Sampling Frame

The sampling frame was the list from which the sample would be selected, or it was the list of the
population, which consists of all categories of sampling units or units of analysis. In this research
sampling frame, there are 1000 land demanders for houses in Lera town and governmental officials,
experts, and professionals in the Lera town municipality urban development and housing departments.

3.5.3 Sampling Unit

The sampling unit, or unit of analysis, was the unit to be sampled. Hence, the sampling size are the 275
demanders of land for residential homes, and 8 government officials and experts of Lera town
municipality and Silte zone Mirab Azerent Woreda urban development and construction department
experts are selected by the purposeful sampling method.

3.5.4. Sample Techniques

To come up with a representative and reasonable sample size that enables the researcher to conduct a
study, an appropriate sampling technique is vital. In this study, the researcher employed both simple
random sampling and purposive sampling methods. A simple random sampling method would be used to
select appropriate households from the selected sample unit of the study. This helps ensure that every
member of a population has an equal chance of being selected.

Purposive sampling methods were used to select eight key informants from the study area. This technique
would be appropriate to choose the most relevant individuals, Lera town and Mirab Azerent woreda
government officials, to obtain the desired information. In dealing with the executive officer,
professionals, and experts, the study would use semi-structured 8 interviews to obtain detailed information
and employ purposive sampling from Lera town municipality and urban development and housing
departments.

3.5.5. Sample Size Determination

To determine the sample size for the study, a sample determination formula developed by Kothari (2004)
would be employed and applied. According to Kothari (2004), when the population size is less than
10,000, the sample size would be determined by using the following formula:

When = sample size N = target population

1. If N10, 000, 2. If N10, 000

2 n
Z PQ fn=
If target population is unknown n= 2 If target population is known n
d 1+
N

Whereas: N =population size

d = degree of accuracy required, usually set at the 0.05 level.

n = desired sample size

p = proportion in the target population estimated to have a particular characteristic.

Q = 1-p (proportion in the target population not having the particular characteristics)

z is the standard normal variable at the required confidence level.

There are about 1000 household heads in one kebele. But it is difficult to assess or address the whole
household. Thus, it was determined to apply the formula provided by C.R. Kothari (2004). The researcher
used a 95 percent level of confidence. The corresponding standard normal deviation is z = 1.96 and the
degree of accuracy is 0.05. Since the target population number is less than 10,000, it is recommended to
use a value of p = 0.5 in this case, where n ‘is the maximum and the sample yields at least the desired
precision. Thus, 50% = 0.5 and q = 1–p = 1-0.5 = 0.5. Therefore, the sample size determination will be
done as follows:

The sample size is. n= 380.

Then, the real sample size was provided as follows: if the population size is less than 10, 000, by the
following Kothari (2004) formula,

If the target population is known, i.e., n =

Using the desired sample size (n) =380 and total households N = 1,000, the actual sample size (fn) is
calculated as:

(
Total sample size n =275)
Therefore, 275 total sample households are selected from the study area. Thus, from 1000 total
households, 275 respondents were selected as the sample size. After the total sample size is determined,
the respondent would be determined based on the population size of one kebele. The sample size was
drawn based on the total household size of Kebeles. To get the proportional number of respondents from
kebeles, the researcher used the following formula: And determination would be done in the succeeding
ways.

Table 1 Sample Size of the Study Kebele

Sample kebele Total number Sample Sampling technique

Lera kebele 1000 275 Simple random sampling

Municipal administrative bodies and employees 27 8 Purposive sampling

Total 1027 283

Source, researchers, 2023

3.5.7. Sample

A sample was just a part of a population. The total household size of Lera Kebele is 1000. Through the
sample size determination formula, a total of 275 sample respondents would be taken from the one sample
for the study. A proportionally divided sample size of one kebele was calculated. Here, the population
would be every Lera town community, but because of time and budget shortages, a sample is selected
from the whole community. Here, the sample was total 275 people.

3.6. Sources of Data

In this study, both qualitative and quantitative data was used, and the data was obtained from primary and
secondary sources.

3.6.1. Primary Data Sources

In this research, basically, primary sources are used for first-hand information to achieve the objectives of
the research. The primary data for this study would be collected through structured and unstructured
questionnaires, interviews, and observation from the demanders of land for housing development in the
town and concerned officials from Silte zone, Mirab Azerent woreda urban development and housing
department, and Lera town municipality.

3.6.2. Secondary Data Sources

The secondary data sources are relevant books, Lera town municipality documents, previous research,
reports, websites, unpublished materials, and other related documents collected from government policy
documents to support the reliability of the information obtained from the local community.

3.7 Methods of Data Analysis

This section deals with the presentation, analysis, and interpretation of data gathered from households and
the local municipal office, as well as field observation. Both qualitative and quantitative methods had used
to analyze the data. Quantitative methods would be used for closed-ended questions and qualitative
methods for open-ended questions and interviews. Quantitative methods include percentages, tabular
analysis, and frequency distribution. Qualitative techniques would cause and effect relationships, both
inductive and deductive. Questionnaire analyses using quantitative methods, i.e., tables, have been widely
used. Present the collected data by using SPSS version 20 computer software to analyze the data.

3.8. Ethical Considerations

The paper would receive a letter of introduction from Werabe University, specifically from the College of
Social Sciences. Particularly of the study would be informed about the objectives of the study,
emphasizing that the data would be used only for the intended academic purpose. Careful attention would
be given to respecting the rights, needs, and values of the study subjects, maintaining the confidentiality of
the data, and acknowledging sources of information.
 CHAPTER FOUR

4. DATA ANALYSIS, INTERPRETATION AND DISCUSSIONS

4.1. Introduction

This chapter presents the analysis and details of the description of the findings, illustrated by means of
tables and figures with frequencies, percentages, and other relevant statistical information. The main
findings regarding socio-economic and demographic characteristics and the examination of the existing
land delivery practices for housing development in Lera town, identify the effects of land delivery for
housing development, investigate the factors affecting the state of land delivery, investigate the challenges
of urban land policy on the urban land delivery system for housing development, and be concerned with
the outcomes obtained from quantitative data and qualitative data from interviews of concerned officials
and field observation.

4.2. Response Rate

The sample to conduct this research was 275 respondents for questionnaires, and eight key informants
were selected. Out of the total 275 distributed questionnaires, 259 were properly returned, and the rest (16
Questionnaires) were not returned. The response rate was 94.2%. On the other hand, all eight key
informants were interviewed.

4.3. Socio-Economic and Demographic Characteristics of the Respondents

Socioeconomic and demographic characteristics of the target population were discussed, along with some
basic information about age, sex, family size, occupational status, educational status, and income of the
respondents in the town. Socio-economic and demographic characteristics of a given population have their
own implications and relation to land delivery for housing development in the town.

4.3.1. Age Category of the Respondent

As presented in figure 4.1 below, 73 (28.2%) of the respondents were in the age category of 18–28 years.
Respondents within the 29–38 age category account for 89 (34.4%) of the respondents. Whereas,
respondents with an age category of 39–48 account for 49 (18.9%) of the total respondents, those within
the 49–58 age category account for 28 (10.8%) of the respondents, and those who were in the age category
of above 59 years account for 20 (7.7%) of the total respondents in the town.

Figure 3.1 Age Category of the Respondent

Source: field survey, 2023

4.3.2. Distribution of the Sex Composition of the Respondents

According to the below 4.1 table, the distribution of the sex composition of the respondents shows that the
majority of 171 (66.1%) of the total respondents are male. The remaining 88 (33.9%) of the respondents
are female. The majority of the respondents are males, which shows more males were registering to
acquire land for housing development in the town.

Table 4.1 Distribution of Sex Composition of the Respondents

No Sex of the respondents Frequency Percent Valid Percent Cumulative Percent

1 Male 171 66.0 66.0 66.0
2 Female 88 34.0 34.0 100.0
Total 259 100.0 100.0

Source: field survey, 2023

4.3.3. Marital Status of the Respondent

The marital status information indicated in Table 4.2 below revealed that out of the total respondents of
household heads, the majority (138 (53.3%) of the respondents are married and living together with their
spouses in the study area, and 72 (27.8%) of the respondents are single (not married), while 28 (10.8%)
and 21 (8.1%) of the total respondents are divorced and windows, respectively.

Table 4.2 Marital Status of the Respondent

No Marital status the respondent Frequency Percent Valid Percent Cumulative Percent
1 Single 72 27.8 27.8 27.8
2 Married 138 53.3 53.3 81.1
3 Divorced 28 10.8 10.8 91.9
4 Widowed 21 8.1 8.1 100.0
Total 259 100.0 100.0

Source: field survey, 2023

4.3.4. Family Size of the Respondent

 As presented in Table 4.3 below, 96 (37%) of the respondents’ family sizes were in the category of 1-3
families. Respondents' 3-5 families were category accounts for 74 (28.6%) of the respondents, and
respondents 6-7 families were category accounts for 59 (22.8%) of the total respondents, and 30 (11.6%)
respondents were more than 7. This shows the highest family size of the respondents is 1–3 families,
followed by 3-5 families in the town.

Table 2.3 household size of the respondent

No Household of the respondent Frequency Percent Valid Percent Cumulative Percent

1 1-3 96 37.1 37.1 37.1
2 3-5 74 28.6 28.6 65.6
3 6-7 59 22.8 22.8 88.4
4 more than 7 30 11.6 11.6 100.0
Total 259 100.0 100.0
Source: field survey, 2023

According to the above table, according to the family size of the respondents, those who have large
families may spend a lot of money to fulfill the basic necessities of their families, like food, clothes,
school fees, house rental costs, and other social obligations. Furthermore, large expenditures for the basic
needs in turn highly affect the ability to save money to acquire land and construct a house.

4.3.5. Occupation of the Respondent

According to figure 4.2, the occupation of the respondents in the town, the majority share of employment
status was 81 (50.6%), followed by government workers (civil servants), 41 (25.6%), daily labor shares,
23 (14.4%), and the remaining 15 (9.4%) respondents were engaged in another occupation in the town.
The detail is shown in figure 4.2 below.

Figure 4.2 Respondents of the Occupation

 Source: field survey, 2023

There is a strong relationship between occupational status and the living conditions of households. The
above result shows the majority of the respondents own businesses; this is a good opportunity to save
money and acquire land for housing development in the town. But the other civil servants, daily labor and
others, respectively, who were difficult to acquire land for housing purposes because their daily and
monthly salaries were not sufficient to cover expenditures on food, rental house costs, clothes, and other
social issues, the rest, were too low to acquire housing land.

4.3.6. Educational Status of the Respondent

According to the educational status of the respondents, the study area shows that 78 (30.1%) of the total
respondents are at the degree and above level, 51 (19.7%) of the respondents are at the primary school
level, and 45 (17.4%) of the respondents are at the secondary school level. where 37 (14.3%) of the
respondents were at the diploma level and 20 (7.7%) of the respondents were at the certificate level.
Among the respondents, 28 (10.8%) of them had written and read. This indicates that for the majority of
the respondents found in the study area, the educational level was above a degree, which implies that the
majority of the respondents were educated.

Figure 4.3 Educational Status of the Respondent

 Source: field survey, 2023

4.3.7. Monthly Income of the Respondents

As indicated in the below Figure 4.4, the majority of the respondents, 121 (46.7%), had greater than 5000
Birr in monthly income; 96 (37.1%) earned 3001–5000 Birr from their current job, followed by 42
(16.2%) of the respondents monthly income; and the remaining respondents had 1000–3000 Birr and 42
(16.2%) of the respondents' monthly income.

Figure 4.4 Monthly incomes of the respondents

 Source: field survey, 2023

Income is one of the main factors that determine the living conditions and overall socioeconomic status of
the respondents and affects their capacity to acquire land for housing development. The highest level of
income determines the ability to save money to construct residential housing. The above results indicated
that the majority of the respondents’ monthly income was below 5000 Birr, which was not enough to
fulfill their basic necessities like food, cloth, and other social services. It was also difficult to acquire land
for housing development.

4.3.8. Duration of Residence in the Town

According to Table 4.4, the majority of the respondents were living in the town for less than 1–5 years.
Those who had lived in the town for 6-10 years came in second (34.7%). 88 (34%) respondents for the
town 61 (23.6%) of respondents were more than 11 years old and lived in the town, and 20 (7.7%)
respondents were younger than 1 year. The details are shown in the below table.

Table 4.4 Duration of Respondent in the Town

No Respondents of the town Frequency Percent Cumulative Percent
1 below 1 year 20 7.7 7.7
2 1-5 years 90 34.7 42.5
3 6-10 years 88 34.0 76.4
4 above 11 year 61 23.6 100.0
Total 259 100.0

Source: field survey, 2023

The above result shows that the majority of the respondents have lived for many years in the town. Hence,
they had experienced and received information about the housing problem, the land delivery system, the
increasing cost of living in the town, and the overall situation of the town. Therefore, they can provide
enough information about problems related to urban land delivery for housing development and life
experiences in the town.

4.4. The Existing Land Delivery for Housing Practice

According to the urban land lease proclamation No. 721/2011, to access land, there are currently either
auction or direct allocation (allotment) mechanisms, which are used for the transfer of land use rights.
Based on this, the following tables and figures illustrate the existing land delivery for housing practices in
the study area.

4.5. Land Accessibility for Housing Development in the Town

Figure 4.5 the majority of respondents, 151 (58.3%), responded No, we don't have land for housing
purposes," and the remaining 108 (41.7%) responded, "Yes, we have land for housing development in the
town." The result shows that the majority of the respondents did not have urban land for housing
development in the town.

Figure 4.5 Respondents Response Regarding Acquires Land Plot for Housing in the Town
 Source: field survey, 2023

4.5.1. Mechanisms of Land Acquisition for Housing Development

According to the below table 4.5, how do the respondents acquire the land for housing development? Out
of the total respondents, 41 (15.8%) got the land allocated by the government. The other 29 (11.2%)
respondents answered land acquired from individuals. The other 16 (6.2%) and 7 (2.7%) respondents
responded with land acquired by inheritance from family or the auction lease system, respectively. The
remaining 15 (5.8%) of the respondents responded with land acquired on old possession. The result
implies that the respondents acquired the land for housing development in the town; even if the response
rate were different, the respondents acquired the land for housing development in the town.

Table 4.5 The Respondent Acquiring the Land for Housing Development in the Town the Answer is
yes
No Response Frequency Percent Cumulative Percent
1 allocated by the government 41 15.8 74.1
2 bought a house and its foundation 29 11.2 85.3
3 inherited from family 16 6.2 91.5
4 lease holding 7 2.7 94.2
5 old possession 15 5.8 100.0
Total 108 100.0

Source: Filed survey, 2023

4.5.2. The Reason for Not Acquiring the Land for Housing Development in the Town

According to the above table 4.6 with regard to questions, if your answer was no, why didn't you acquire
the land for housing development? Out of 151 respondents, the majority, 69 (26.6%) and 53 (20.5),
responded due to financial constraints, and land allocated for housing development by the government
limited was the main reason why the respondents didn’t acquire land for housing development in the study
area. The remaining 29 (11.2%) respondents, respectively, responded due to the lengthy bureaucratic
process of the municipality, which was one of the main reasons they didn’t acquire land for housing
development in the town.

Table 4.6 The Respondent Reasons of Why They Didn’t Acquire the Land for Housing

No Response Frequency Percent Cumulative Percent

1 land allocation for housing development by the 53 20.5 62.2
government is limited
2 due to financial constraint 69 26.6 88.8
3 due to bureaucratic and lengthy process 29 11.2 100.0
Total 151 100.0

Source: Filed survey, 2023

4.5.3. The Awareness of the Respondents about Houses in the Town

According to the below table 4.7 regarding the questions about the respondents' awareness of houses in
the town, Out of the total respondents, the majority of them (44.4%) responded that they have awareness
about the steps to acquire urban land for housing development. The remaining 144 (55.6%) respondents
answered that they didn’t have enough awareness about the land to acquire it for housing purposes. The
result impels the majority of the respondents to hold information about urban land acquisition for housing
development in the town.

Table 4.7 Awareness about House in the Town

No Response Frequency Percent Valid Percent Cumulative Percent

1 Yes 115 44.4 44.4 44.4
2 No 144 55.6 55.6 100.0
Total 259 100.0 100.0

Source: Filed survey, 2023

4.5.4. Respondents about an Effective and Continuous Integrated Housing Project in the Town?

With regard to the below table 4.8 the question asks: Does the town have an effective and continuous
integrated housing project? The majority of 30 (11.6%) and 105 (40.5%) of the respondents, respectively,
strongly agreed and agreed that the town has an effective and continuous integrated housing project in the
town. The remaining 82 (31.7%) and 42 (16.2%) respondents, respectively, answered that the town has an
effective and continuous integrated housing project and strongly disagree that the town has an effective
and continuous integrated housing project.

Table 4.8 Town has Effective and Continuous Integrated Housing Project

No Response Frequency Percent Valid Percent Cumulative Percent

1 strongly agree 30 11.6 11.6 11.6
2 Agree 105 40.5 40.5 52.1
3 Disagree 82 31.7 31.7 83.8
4 strongly disagree 42 16.2 16.2 100.0
Total 259 100.0 100.0

Source: Filed survey, 2023

4.5.5. Respondents Information about Land Delivery for Residential Housing in the Town?

According to the below table 4.9 regarding the questions about the respondents information regarding land
delivery for residential housing in the town, Out of the total respondents, the majority of them (75, or
29%) responded that they had information about land delivery for residential housing in the town. The
remaining 184 (71%) respondents answered that they didn’t have enough information about land delivery
to acquire the land for housing purposes. The result impels the majority of the respondents to hold
information about urban land acquisition for housing development in the town.

Table 4.9 Information the Land Delivery for Residential Housing the Town

No Response Frequency Percent Valid Percent Cumulative Percent

1 Yes 75 29.0 29.0 29.0
2 No 184 71.0 71.0 100.0
Total 259 100.0 100.0

Source: Filed survey, 2023

4.5.6. The Preference of the Land Delivery System to Try To Acquire the Land in the Town

According to figure 4.6, the majority of respondents (93, or 35.9%) expressed that for acquiring land for
housing development in the town, they prefer a cooperative housing program, while the other 123 (47.5%)
respondents prefer to buy a house. The remaining 43 (16.6%) respondents, respectively, responded that
leasing auctions from the formal market are their preference for acquiring land for housing development in
the town.

Figure 4.6 Respondent Responses to the Preference of Land Delivery System Housing in the Town

Source: Filed survey, 2023

4.5.7. How many Times Have the Respondents Visited the Municipality for Housing Purposes?
According to the below table 4.10, the respondents were asked how many times they visited the
municipality. Out of the total respondents, 120 (46.3%) responded one to three times. The other 62
(23.9%) respondents answered four to six times. The other 42 (16.2%) and 35 (13.5%) respondents
responded seven up to eight and more than eight times, respectively. The result implies from the
respondents how many times they visited the municipality for housing purposes in the town.

Table 4.10 How Many Time Visited the Municipality for Housing Purpose

No Response Frequency Percent Valid Percent Cumulative Percent

1 one up to three times 120 46.3 46.3 46.3
2 four up to sex times 62 23.9 23.9 70.3
3 seven up to eight times 42 16.2 16.2 86.5
4 more than eight times 35 13.5 13.5 100.0
Total 259 100.0 100.0

Source: Filed survey, 2023

4.5.8 The Respondents about the Satisfied Land Delivery System of the Town Municipality

According to the below table 4.11 regarding the questions about a satisfied land delivery system, the town
municipality Out of the total respondents, the majority of them (114, or 44.0%) responded "yes," meaning
they have satisfied the land delivery system of the town municipality. The remaining 145 (56.0%)
respondents answered that they didn’t have enough satisfied land delivery systems in the town
municipality. The result implies the majority of the respondents to think about their own house in the
town.

Table 4.11 Respondent’s Awareness about Your Own House in the Town

No Response Frequency Percent Valid Percent Cumulative Percent

1 Yes 114 44.0 44.0 44.0
2 No 145 56.0 56.0 100.0
Total 259 100.0 100.0
Source: filed survey result 2023
4.6. Evaluate the Land Delivery System for Housing Development in your Town.

4.6.1. Evaluate the Land Delivery System for Housing Development in your Town.

According to table 4.12, for the question that asks on item one; evaluate the land delivery system for
housing development in your town on the parameters of transparency in the land delivery system. From
the total respondents, 50 (19.3%) and 121 (46.7%) responded that the land delivery system is transparent
in the town and strongly agree with the land delivery system for housing development. The other 70
(27.0%) and 18 (6.9%) respondents, respectively, answered that the land delivery system is transparent in
the town, disagree, and strongly disagree with the land delivery system for housing development in the
town.

With regard to on the below table, the question that was asked of the respondents was: "Is the land
delivery system accountable for the land delivery for housing developments? From the total respondents,
the majority, which is 44 (17.0%), believe land delivery is accountable in the town and strongly agree with
land delivery for housing developments. The remaining respondents were 117 (45.2%), 75 (29.0%), and
23 (8.9%), respectively, who responded that the land delivery system is accountable in the town. They
agree, disagree, and strongly disagree with the land delivery system for housing developments in the town.

With regard to item three on the below table, the question asks: "Is the land delivery system fair for
housing development in the town? The majority of 39 (15.1%) and 103 (39.8%) of the respondents,
respectively, were responding that the land delivery system is fair; strongly agree that the land delivery
system is fair for housing development in the town. The remaining 85 (32.8%) and 31 (12.0%)
respondents, respectively, answered that the land delivery system is fair and strongly disagree with the
land delivery system for housing developments in the town.

With regard to item three on the below table, the question asks, "Is the land delivery system effective for
housing development in the town? From the total 259 respondents, the majority of 50 (19.3%) and 112
(43.2%) of the respondents, respectively, responded that the land delivery system is effective. They
strongly agree and agree that the land delivery system is effective for land delivery for housing
development in the town. The remaining 82 (31.2%) and 15 (5.8%) respondents, respectively, answered
that the land delivery system is effective and strongly disagree with the land delivery system for housing
developments in the town. The details are in Table 4.12.
 Table 4.12 Respondents Major Effects of Urban Land Lease Implementation

No Item Response Frequency Percent Cumulative

. Percent
1 land delivery system is Strongly agree 50 19.3 19.3
transparent agree 121 46.7 66.0
Dis agree 70 27.0 93.1
Strongly dis agree 18 6.9 100.0
Total 259 100
2 land delivery system is Strongly agree 44 17.0 17.0
accountable agree 117 45.2 62.0
Dis agree 75 29.0 91.1
Strongly dis agree 23 8.9 100.0
Total 259 100.0
3 land delivery system is Strongly agree 50 19.3 19.3
effectiveness agree 112 43.2 62.5
Dis agree 82 31.7 94.2
Strongly dis agree 15 5.8 100.0
Total 259 100.0
4 land delivery system is fairness Strongly agree 40 15.4 15.4
agree 103 39.8 55.2
Dis agree 85 32.8 88.0
Strongly dis agree 31 12.0 100.0
Total 259 100.0

Source: filed survey result 2023

4.6.2. The Trends of Lease Price of Land Delivery for Housing Development in the

Since 2010-2014 E.C

According to the interviewers' reports obtained from the Lera town municipality, the land delivery for
housing development land lease allotment price is increasing dramatically from time to time. The highest
lease price was 1597 Eth Birr scored per car meter in 2014, and the lowest price was 605 Eth Birr in 2010.
The lease price of land delivered for housing development is very high and not affordable by the majority
of the residents of the town. The lease price in the town was abnormal, and it indicates there was a huge
gap between land supply and demand for housing development. The detail is shown in Figure 4.7 below.

Figure 4.7 Trend of Lease Prices for Land Delivery for Housing from 2010–2014

Highest lease price Lowest lease price Average price

4000
3500 3500
3000
2500 2612

2000 1975
1751
1500 1178 1597
1431.5
1283.5
1000 970
605 388.5
500 451 450
326 251
0
2010 2011 2012 2013 2014

Source: Municipal and housing department annual report documentation

4.6.3. The Demand and Supply of Land for Housing Development since 2010–2014 E.C.

According to the land demanders on lease, auction, and cooperative houses, land allotment from 2010 to
2014 E.C., the amount of land delivery of both programs, showed no significant change, but the demand
for housing on both programs was increasing at an alarming rate. The result implies there is a mismatch
between land demand for housing and land delivery of housing. The details are shown in Table 4.13.
 Table 4.13 The Demand and Supply Land for Housing Development since 2010 – 2014

Years Land demanders Amount of land delivery of Total land Total delivered land
E.C housing in hectare Demanders in hector

Lease Cooperative Lease Cooperative

auction auction
2010 5182 180 0.518 1.267 5362 1.785 h
hectares
2011 1008 222 0.100 h 1.267 1230 1.367 h
2012 5185 234 0.051 h 0.633 5419 0.684 h
2013 4556 246 0.455 h 0.422 4802 0.877 h
2014 1435 315 0.143 h 1.581 1750 1.724h

Source: Municipal and housing department annual report documentation

4.6.4. Mention the Mismatch between Demand and Supply of Land as A Factor?

Land demand for housing development increases from time to time at an alarming rate because of the
existence of a huge gap between land demand and supply for land delivery for housing development in the
town. Respondents with regards to the questions about land demand and supply for land delivery for
housing development from the total respondents, 68 (26.3%) responded that lessee land demands were
factors for housing development in the town. The other 59 (22.8%) respondents were asked to increase the
number of land seekers for land delivery for housing development. The remaining 54 (20.8%) and 45
(17.4%) respondents answered informal land transactions" and interest in the productivity of cash crops
for land," and 33 (12.7%) respondents answered "problems with full information. The above result implies
that the majority of the respondents were answering lessee land demands and increasing the number of
land seekers due to land demand and supply factors that aggravate mismatches for housing development in
the town. The detail is shown in figure 4.8 below.
 Figure 4.8 Mismatches between Demand and Supply of Land

Source: filed survey result 2023

4.7. Factors that are Affect the State of Land Delivery for Housing

According to the data gathered from all respondents in relation to the inquiries about the key variables
influencing the land delivery system for house development, A total of 59 (22.8%) of the respondents
indicated that land policy was one of the major determinants of housing development in the town. Poor
service delivery was a problem for the remaining 75 (29.0%) respondents when it came to the distribution
of land for housing. The remaining 67 (25.9%), 40 (15.4%), and 18 (6.9%) respondents provided
responses regarding the financial capacity of the municipality and the lack of interest on the part of the
relevant body in the delivery of land for housing-related purposes.
 Figure 4.9 Major Factors Affecting Land Delivery for Housing Development

Source: filed survey result 2023

4.8. Identify the Effects of Land Delivery for Housing Development

As stated below in Table 4.14, Item 1, the respondents answered about the effects of the land shortage on
housing development. Regarding the expansion of informal settlements, 32 (12.4%) respondents
responded very highly, and 41 (15.8%) respondents answered that there are many illegal settlements in the
town because of the shortage of land delivery for housing development. 60 (25.2%) and 80 (30.9%)
respondents responded that the shortage of land supply for housing had medium and low effects on illegal
settlements in the town, and the other 46 (17.8%) respondents answered that there were very few informal
settlements in the town. The result implies that the shortage of land delivery for housing development in
the town was one of the major causes of the expansion of illegal settlements in the town. Regarding item
two on the below table, the effects of the shortage of land on the existence of illegal land transactions
(informal land trade) in the town Out of the total respondents, 6 (2.3%), 14 (5.4%), 21 (8.1%), 52 (20.1%),
and 166 (64.1%) responded that informal land transactions were practiced because of a shortage of land
for housing development.

According to the above result, of the 166 respondents (64.1%) answered that shortage of land delivery for
housing development was one of the highest causes of illegal land transactions in the town. Illegal land
transactions are one of the causes of vaulting urban plans, illegal and squatter settlement, land speculation,
and scrambling farmers' farmland by land brokers. According to item three, when asked by the
respondents about the effects of poor land delivery for housing development on the highest housing rental
costs in the town, 14 (5.4%) of the respondents reported very high effects of the shortage of land delivery
for housing on the housing rent cost. The others, 27 (10.4%) of the respondents, answered that house
rental costs were high because of poor land delivery systems. The remaining 67 (25.9%) and 80 (30.9%)
of the respondents responded that poor land delivery systems have medium and low effects on house
rental costs in the town, and the other 71 (27.4%) respondents answered that house rental costs in the town
are very low.

According to item four, when asked by the respondents about the effects of poor land delivery for housing
development on the town, 17 (6.6%) of the respondents responded with very high effects of a shortage of
land delivery for housing on the town. The others, 27 (10.4%) of the respondents, answered that they were
not suitable for living because of poor land delivery systems. The remaining 43 (16.6%), 74 (28.6%), and
98 (37.8%) of the respondents responded that the poor land delivery system has medium, low, or very low
effects and is not suitable for living in the town. For all items, the details are shown in the table below.

Table 4.14 Respondents about the Effects of Land Delivery Shortage for Housing

No. Item Response Frequency Percent

1 Expansion of informal settlements Very high 32 12.4
High 41 15.8
Medium 60 23.2
Low 80 30.9
Very low 46 17.8
Total 259 100.0
2 Existence of informal land tread Very high 6 2.3
 High 14 5.4
Medium 21 8.1
Low 52 20.1
Very low 166 64.1
Total 259 100.0
3 Highest house rental cost Very high 14 5.4
High 27 10.4
Medium 67 25.9
Low 80 30.9
Very low 71 27.4
Total 259 100.0
Very high 17 6.6
Town is not suitable for living High 27 10.4
4 Medium 43 16.6
Low 74 28.6
Very low 98 37.8
Total 259 100.0

Source: field survey result 2023

4.9 The Present Land Policy for Land Delivery for Housing in the Town

According the information obtained from the total respondents with regarding to the questions about the
present land policy for land delivery for housing in the town? From the total respondents 85 (32.8%)
were responded land policy was flexible in the town. The others 53 (20.5%) respondents were answered
rigid land policy for land delivery for housing. The reaming 61 (23.6%) and 60 (23.2%) the respondents
were answered procedural and fair land policy for land delivery for housing in the town. The above result
implies that the majority of the respondents were answering, giving flexible land policy for land delivery
system for housing development in the town. The detail is shown in table 4.14 below.
 Table 4.15 Respondents about the Present Land Policy for Land Delivery for Housing

No Response Frequency Percent Cumulative Percent

1 Flexible 85 32.8 32.8
2 Rigid 53 20.5 53.3
3 Procedural 61 23.6 76.8
4 Fair 60 23.2 100.0
Total 259 100.0

Source: field survey result 2023

4.9.1 The Current Urban Land Policy Creates Equal Opportunities Legal Land?

According to the below figure regarding to the questions about the current urban land policy creates equal
opportunities legal land Out of the total respondents majority of them 114(44.0%) were responded to yes
they have satisfied land delivery system the town municipality. The reaming 145 (56.0%) respondents
were answered not didn’t have enough satisfied land delivery system the town municipality. The result
implies the majority of the respondents were held about your own house in the town in the town.

Figure 4.10 The Current Urban Land Policy Equal Opportunities Legal Land in the Town
 Source: field survey result 2023

In addition, the interviewer’s town municipal manager, land development and housing development
experts described that with the current urban land policy on land delivery for housing is clear and
participatory. The interviewer answer is no because the municipality and the community cannot mismatch.
However, the town municipality did not land policy clear and participatory land delivery housing
developments.

4.9.2. What are the Possible Policies and Proclamation Recommendation you Suggest Improving the
Current Land Delivery System for Future Development of the Town?

According the information obtained from the total respondents with regarding to the questions about the
current land delivery system for future development of the town? From the total respondents 82 (31.7%)
were responded policy that benefits everyone the current land delivery for housing development in the
town. The others 47 (18.1%) respondents were answered compliance with the city master plan
proclamation and regulation for land delivery for housing.

The reaming 35 (13.5%), 33 (12.7%), 31 (12%) and 31 (12%) the respondents were answered free from
bureaucracy, contribute to tread interest, remove the problems of good governance and governments
should take accountability of the current land delivery for housing development in the town. The above
result implies that the majority of the respondents were answering, policy that benefits everyone for the
current land delivery system for future development of the town. The detail is shown in figure 4.11 below.

Figure 4.11 the Current Land Delivery System for Future Development
 Source: field survey result 2023

4.4. Interpretation and Discussion

Under this part mainly focused on the findings and the result of each specific objective of the study of all
the basic questions, review and observation were discussed and interpreted.

4.4.1. The Existing Land Delivery Practice for Housing Development

According to urban lease proclamation no_ 721/2011 has two objectives responding adequately to the
growing urban land demand, as a result of the fast economic growth of the country and ensure good
governance for the development of the efficient land market and a transparent and accountable land
administration system. According to the proclamation to access land either auction or direct allocation (a
modality (Proclamation No_ 721/2011, 2011).

Land demand for housing development increase from time to time in alarming rate, because of the
existence of a huge gap between land demand and land delivery for housing development in the town.
According to the information obtained from the survey result in the study area income the respondents
were one of the main challenges to limit the capacity of respondents to acquire land for housing purpose.
Figure 4.4, the majority of the respondents 121 (46.7%) monthly income that they earn from their current
job was greater than 5000 Birr their income were not enough in this time for the expenditure for basic
necessities like food, cloth and other social services take a greater share. This indicates that the
respondents are not capable to acquire urban land for housing development.
According to the survey result Figure 4.5.the majority respondents 41 (15.8%) were responded didn’t have
urban land for housing development in the town. The reason was being handed the respondent didn’t
acquire urban land for housing development were responded land allocated for housing development by
the government was limited. Since the high rate of population growth is led high land demands for
housing development but, the land delivery for housing development is very low not meeting the
demanders of the town residences. This unbalanced growth between the demand and delivery of urban
land for housing creates serious shortage of housing and increase at a great proportion of the residence to
pay the high rental cost for housing and the residence of the town exposed to participating to build
informal settlement and informal land transaction.

4.4.2. Factors that Affect the State of Urban Land Delivery for Housing Development

According to (Gondo, 2008) despite the existing policies in Ethiopia, aimed at eradicating poverty through
improved access to land, most towns and cities in Ethiopia are still struggling with a number of
challenges. The general perception among most town and city administrators is that the land delivery
system has not been able to solve land lease problems .Consequently the land supply is always lagging
behind demand. This is because of a number of challenges exist that are continuously constraining the
allocation of land to urban population, especially low income groups. According to the respondents the
major factors affecting the state of urban land delivery for housing development in the town were urban
land policy; particularly lease proclamation implementation was one of the major factors affecting the
state of land delivery for housing development in the town. The lease land allotment more fiver the rich
because the lease price of a plot of land per c/m more than 1597 Birr the rich get the because of the policy
gave more chance the middle and lower income the town residence because not enable to compete from
the rich to acquire urban land. The other factor was lack attention to given by the concerned body for land
delivery for housing affects the state of land delivery for housing development in the town.

4.4.3. The Effects of Land Delivery for Housing Development

There is a huge gap between land delivery and the demand of land for housing development is increasing
from time to time, however, the town was not to take enough measures to tackle the problems. The effects
of the shortage of land delivery for housing development leads had many negative effects on the town.
When the communities of the town were not able to access land for housing development, they would be
exposed to high socioeconomic life problems like building illegal settlements, informal land tread, highest
rental housing cost and the town is not suitable for living their residence. Having a plot of land for housing
purpose is not an easy task, its suffering socioeconomic condition lives of the residents in the town.
Interview Result

Interview Result with the Urban Land Development and Management Heads Plan Preparation and
Implementation Monitoring Officials, Political Leaders and Cadaster Experts and Court Offices

According to the interviewer town municipal manager and land development and housing development
zone and municipal experts responded about the how long have you been working. Land delivery
mechanism practice of housing development in the town the interviewer answers both auction and
allotment.

According to the interviewers town Mayor, municipal manager and land development and housing
development zone and municipal experts responded about the do you think that there is problem of
residential housing for urban residents in the town. The interviewer answer is yes because shortage of land
and low income. The other the land delivery housing development practice performance for the last 5
years. 5 interviewer answers are high land delivery housing development practice performance and 3
interviewer answers are medium land delivery housing development practice performance in the town.

According to the interviewer town Mayor, municipal manager and land development and housing
development and municipal experts responded about the effects of lack of land delivery for housing
provision on urban resident in the town. All of interviewer answer are living homeless and have to rent
their own house on the effects and lack of land delivery for housing provision on urban residents.

The other one is separate mechanism to delivery land for low income groups for housing. According to
the interviewer answer is yes because low income groups cooperate them giving land in the town. And
which groups of people do think is more benefited from existing urban land delivery for housing purpose
in the town. According to the interviewer town Mayor, municipal manager and land development and
housing development and municipal experts responded all interviewer answer is high income groups.

According to interviews with the municipality head of the town and land administration officials shows
that the current urban land policy on land delivery for housing is clear and participatory the respondent
answer is no. and the last interviewer question about mention the strength and weakness of the land
delivery system. The respondent answer about strength to give land to certain residents of the city every
years, the ability to reach the group in face to face manner for the organized community is only thing that
can be expressed of the strongly. And the respondent answer is weakness failure to prepare adequate land,
it is not possible to organize the land seekers as he want and there is a lack of finical budgets.
 CHAPTER FIVE

5. Conclusion and Recommendations

This chapter presents and discusses the major finding obtained from the data analyzed in line with the
objectives and research questions of the study in order to draw conclusions and recommendation.

5.1. Conclusions

The study attempted to find out the existing land delivery practice for housing development, the factors
that affecting the state of land delivery for housing development, the effects of the shortage of land
delivery for housing development and the urban land delivery for housing development in the study area
based on the data that is collected from the sample the following conclusion are drawn.

The existing land delivery practice for housing development in Lera town is not met and the demand of
land for housing is increased from time to time. But, there is inefficient and ineffective land delivery for
housing development in the town. Currently, this created that the housing deficit, because of the poor land
delivery for housing development but, housing demand was continued due to continuous urbanization,
population growth by natural increase and migration. According to the research finding, majority 151
(58.3%) of respondents are they doesn’t acquire land for housing development in the town.

According to the survey result majority of the respondents were didn’t have urban land for housing
development in the town and most of them were living in the houses rented from private persons. The
main reason of the respondent didn’t acquire urban land for housing development is land allocation for
housing development by the government was limited. The existing state of land delivery system in the
town is a relatively more benefit higher and middle income group. The lower income groups of the town
residence are not being considered in the existing land delivery for housing for housing development. This
unbalanced growth between the demand and delivery of urban land for housing creates serious shortage of
housing and increase at a great proportion of the residence to pay the high rental cost for housing

According to the survey result of the study, factors affecting the land delivery for housing development
are the lack of attention for land delivery for housing development by concerned body, low finical
capacity of the municipality because of inefficient revenue collection, law capacity and performance on
land expropriation and compensation for preparation of new land for housing development, absence of
transparence and the existence of corruption are the major factors affect the state of land delivery for
housing purpose in the study area.

Land administration sector transparency is the major elements for crating proper urban land administration
practice. Transparency is essential to stakeholder understanding the land administration process and to
who is benefiting from decision and action. According to the majority the respondents 121 (46.7%) of
them were responded the absence of transparence in the town is very hi high effects of urban land lease
implementation during land delivery for housing developments on the parameters of the absence of
transparence on the land delivery system.

Considering to the respondents the factors, urban land policies, particularly lease proclamation rules and
regulation implementation are one of the major factors affecting the state of land delivery for housing
development. The lease land auction more fiver the rich because the lease price of the plot of land per
square meter more than 3900 Birr higher income groups easily acquire the land, but lower income groups
of the residence in the town unable to compete from the rich to acquire urban land. The other factor is lack
attention to given by the concerned body for land delivery for housing development specifically for
cooperative housing those how were middle and low income land demanders for housing development in
the town.

In general, it can conclude that the land delivery for housing development in Lera town affecting by the
lack of attention for land delivery for housing development by concerned body, low finical capacity of the
municipality because of inefficient revenue collection, low capacity and performance on land
expropriation and compensation for preparation of new land for housing development, lack of effective
and efficient implementation of urban lease law is affecting the state of urban land delivery for housing
development in the study area.
5.2. Recommendations

The research finding indicates there is the huge gap between demand and land delivery for housing
development in the town. The following recommendations are forwarded to improve the existing urban
land delivery for housing development, in Lera town.

5.3. Recommendation to the town municipality

The concerned body should take immediate measures to minimize the gap between land delivery and
housing demands before the problem create hug crises in the town. The town municipality cannot solve
alone the land delivery for housing development for the residence of the town. Therefore, the government
should encourage and implement cooperative housing is very important to minimize the shortage of
housing. In addition to that the private sectors play great role in minimizing the housing problem in the
town because of this the town administration creates favorable environmental inviting private investors
who want to invest housing real states in the town.

The municipality of the town and all stakeholders should give proper attention to alleviating the problems
of serviced land preparation, land delivery for housing and supervising the development to ensuring
continuous and effective land delivery for housing program in the town. The respondents gives the priority
attention allocating enough budgets for preparation of land for cooperative housing and auction
development separately and supply land enough and consecutively at delivering land for different housing
program in different ways for cooperative, real estates and private developer in the town.

Enable to effective and efficient land delivery for housing development the town should be the residences
of the town participate in the process of expropriation and compensation, land preparation, land delivery
for housing development in the town and implemented accountability and transparency.

Regarding to the urban land delivery system for housing and current urban land lease implementation the
town administration should create awareness to all stakeholders and the peoples of the town. One of the
major problems unsuccessful implementations of the lease and urban land deliver is do not aware the
public and the workers.

The town administration should apply and ensuring effectively and efficiently urban lease and the other
urban related law those who are participating in formal and squatter settlements, land speculators and
informal land transaction in the town.

Further research into the major factors which affect the land delivery for housing development not well
research in the study area, as a result a research with a wide scope is necessary. The town municipality,
land development and management core process face many considerable interference top political officials
regarding to land delivery system and administrations as a whole and specifically in the existing state of
urban land delivery for housing development and there are a limited literatures the like related areas may
be the initial point for further investigation in the town.

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 Werabe University
College of Social Sciences

Department of Geography and Environmental Studies

Field of Specialization in Urban and Regional Development Planning

Werabe University

August, 2023

Introduction for Questionnaires

Dear Respondents: My name is …………………..

The purpose of this study will be served

as a partial fulfillment for the master of arts degree for werabe university to generate necessary
information for Urban land delivery for housing development: in the case of lera town. More over Its
outputs will be used to fill the existing gap and inform decision makers, planners, researchers and
practitioners. the information gathered from respondents only used for academic purposed and will be
kept Therefore, your honest and genuine participation by responding to the question will be highly
appreciated.

I want to thanks for your time and patience in completing this survey.

Note: kindly put a (√) mark and circle with the option that reflects your level of agreement with the given
statement.

Thank you, for your kindly collaboration!

1. Background of the respondents
1.1. Kebele…………………..
1.2. Age: A) 18-28 B) 29-38 C 39-48 D 49-58 E. 59 above
1.3. Sex: A) Male B) Female
1.4. Marital Status: A) Single B) Married C) Divorced D) Widowed
1.5, Household size of the respondents A) 1-3 B) 3-5 C) 6-7 D) More than 7
1.6. Occupation: A) Farming B) Trade C) Daily Labor
D) Government employee E) others, specify----------------------------------------------
1.7 What is your educational status A) write and read
B) Primary School (1 – 8) C) Secondary school (9 – 12) D) Certificate

E) Diploma F) First degree and above

1.8 Your level of monthly income? A) Less than 1000 ETB

B) 1001 – 3000 ETB C) 3001 – 5000 ETB D) Greater than 5001 ETB

Part II: Questionnaire about land delivery for housing development

2.1. How long have you lived in lera town?

A) Below 1 year B) 1 -5 years C) 6-10 years D) Above 11 years

2.2. Did you access land plot for housing in the town?

A) Yes B) no

2.3. If your answer is “yes” for question number 2.2 above, how did you acquire (own) the land in the
town?

A) Allocated by the government B) Bought a house and its foundation

C) Inherited from family D) lease holding E) old possession

If by other means, please specify--------------------------------------------------------------------

2.4. If your answer is “No”, for question number 2.2 why you do not able to owned land for

Housing development in the town?

A) Land allocation for housing development by the government is limited

B) Due to financial constraint

C) Due to bureaucratic and lengthy process

If any specify---------------------------------------------------------------------------------------------

2.5. Do you have your own house in the town? A) Yes B) No

If “No”, the house you live in is Please specify---------------------------------------------------

A) lake of money B) rent C) bureaucratic process

2.6. The town has effective and continuous integrated housing projects?

A) Strongly agree B) Agree D) Disagree E) strongly agree

2.7. Do you have information about land delivery system for residential housing development in
lera town? A) Yes B) No if your answer is ‘’Yes” list them below

----------------------------------------------------------------------------------------------

2.8. By which land delivery system to try acquire the land in the town?

A) Lease auction B) Cooperative housing C) Bought a house

2.9. To get the land how many times had you visited the municipality in connection with the
application for land to acquire for housing purpose? A) One up to three times

B) Four up to six times C) Seven up to eight times D) More than eight times

2.10. In your opinion how do you evaluate the land delivery system for housing development in
your town according to the following parameters?

Level of Parameters
No Parameters

Strongly Agree Dies agree Strongly dies

agree agree

1 Land delivery system is transparent

2 Land delivery system is accountable

3 Land delivery system is effective

 4 Land delivery system is fair

2.11. Are you satisfied with the land delivery system of the town municipality?

A) Yes B) No If no, why Elaborate--------------------------------------------------------

2.12. What is the major factors affecting the state of land deliver process for housing
development A) policy constraint B) Poor service delivery problem

C) Do to the financial capacity of the town D) The lack of attention by concerned body

F) If other specifies?
---------------------------------------------------------------------------------------

2.13. If there is a mismatch between demand and supply of land, what are the factors that
aggravate mismatch? ---------------------------------------------------------------------------------

2.14. What are the following effects on the shortage of land delivery for housing development
in the town currently?

No Types of effects Level of effects

Very high High Medium Low Very low

1 Expansion of informal settlement

2 Existence of informal land tread

3 Highest house rental cost

4 The town is not suitable for living

2.15. How do you see the present land policy for land delivery for housing in the town?

A) Flexible B) Rigid C) Procedural D) Fair

2.16. The current urban land policy creates equal opportunities to acquire legal land?

A) Yes B) No If your answer is yes why? …………………………………….

If your answer is no what is your reason? …………………………………………………..

2.17. What are the possible policies and proclamations recommendations you would suggest to
improve the current land delivery system for future development of the town? ------------

Werabe University

College of Social Sciences

Department of Geography and Environmental Studies

Field of Specialization in Urban and Regional Development Planning

Interview Questions for Municipality of LeraTown

Werabe University

August, 2023

Introduction for Questionnaire

Dear Respondents: My name is …………………..

The purpose of this interview will be served as a partial fulfillment for the master of arts degree
for werabe university to generate necessary information for Urban land delivery for housing
development: in the case of lera town. More over Its outputs will be used to fill the existing
gap and inform decision makers, planners, researchers and practitioners. The information
gathered from respondents only used for academic purposed and will be kept therefore, you’re
honest and genuine participation by responding to the question will be highly appreciated.

I want to thanks for your time and patience in completing this survey.

Note: kindly put a (√) mark and circle with the option that reflects your level of agreement with
the given statement.

Thank you, for your kindly collaboration!

1. What is your position in the municipality?
2. For how long have you been working?
3. What type of land delivery mechanism practice of housing development in the town?
A) Auction B) Allotment C) both auction and allotment D) Freehold
If through other methods, please specify----------------------------------------------
4. Do you think that there is problem of residential housing for urban residents in the town?
Currently? A) Yes B) No If your answer is yes, what is the reasons...
…………………………………………………………………………………………
If your answer is No, what is the reason? .....................................................................
……………………………………………………………………….
5. How was the land delivery for housing development practice performance for the last?
6. What are the effects of lack of land delivery for housing provision on urban resident in the
town?

7. Is there any separate mechanism to deliver land for low income groups for housing?
A) Yes B) No If your answer “Yes” please specify----------------------------------
8. Which groups of people do think is more benefited from existing urban land delivery for
housing purpose in the town?
A) High income groups B) Middle income groups
C) Low income groups D) Farmers
9. How were the residential land lease price is affordable by all income groups the residence of
the town? From (2010-2014)
No_ Years Highest lease price Lowest lease price Average price
1 2010
2 2011
3 2012
4 2013
5 2014
10. What was the gap between demand and supply of land plot for housing development in the
town in the past five years? Since (2010 – 2014 E.C).
Years Land demanders Amount of land delivery of housing in hector Remarks
E.C
Lease Cooperative

2010
2011
2012
2013
2014
11. What factors created land supply shortage to meet the demand of land for housing
development in the town? --------------------------------------------------------------------
12. Are there applicants who did not get land for housing purpose in the town for the past five
years?
A) Yes B) No If yes, what is the reason-----------------------------------------------------
13. Do you have any way regarding to improving of land delivery system in the town?
-------------------------------------------------------------------------------
14. The current urban land policy on land delivery of housing is clear and participatory?
A) Yes how? B) No If no, why Elaborate-----------------------------------------------------
15. Would you please mention the strength and weakness of the on land delivery of housing?
------------------------------------------------------------------------------------------

ወራቤ ዩኒቨርሲቲ
የማህበራዊ ሳይንስ ኮሌጅ

የጂኦግራፊ እና የአካባቢ ጥናቶች ክፍል

በከተማ እና በክልል ልማት እቅድ ውስጥ የስፔሻላይዜሽን መስክ

ኣገስት፣ 2023
 ወራቤ ዩኒቨርሲቲ

መግቢያ

ውድ ምላሽ ሰጪዎች፡- ………………… እባላለሁ

የዚህ ጥናት አላማ በሌራ ከተማ ለመኖሪያ ቤት ልማት የከተማ ቦታ አሰጣጥ አስፈላጊ መረጃዎችን ለማመንጨት በወራቤ
ዩንቨርስቲ የማስተርስ ዲግሪ ከፊል መራጃ ሆኖ ያገለግላል። በተጨማሪ ከውጤቶች በላይ ያለውን ክፍተት ለመሙላት እና
ውሳኔ ሰጪዎችን, እቅድ አውጪዎችን, ተመራማሪዎችን እና ባለሙያዎችን ለማሳወቅ ይጠቅማል.

ከተጠያቂዎች የተሰበሰበው መረጃ ለአካዳሚክ ዓላማ ብቻ ጥቅም ላይ ይውላል እና ይቀመጣል ስለዚህ ለጥያቄው ምላሽ
በመስጠት እውነተኛ እና እውነተኛ ተሳትፎዎ ስላሰዩን በጣም እናመሰግናለን። ይህንን የዳሰሳ ጥናት በማጠናቀቅ
በትዕግስት ጊዜያችሁን ሰተቹ ስላታባበራቹሁኝ ላመሰግናችሁ እፈልጋለሁ።

ማሳሰቢያ፡ በደግነት (√) ምልክት ያድርጉ እና ከተሰጠው መግለጫ ጋር ያለዎትን የስምምነት ደረጃ በሚያንፀባርቅ
አማራጭ ክበብ ያድርጉ።

ስለ ትብብርዎ አመሰግናለን!

1. የምላሽ ሰጪዎች መነሻ

1.1. ቀበሌ ----------------------
1.2. ዕድሜ ፡ ሀ) 18-28 ለ) 29-38 ሐ) 39-48 መ) 49-58 ሰ) 59 በላይ
1.3. ጾታ፡ ሀ) ወንድ ለ) ሴት
1.4. የጋብቻ ሁንታ፦ ሀ) ያገባ ለ) ያለገባ ሐ) የተፋታ መ) ባል/ሚስት ይሞትባት
1.5. የቤትሰብ ብዛት ሀ) 1-3 ለ) 3-5 ሐ) 6-7 መ) ከ 7 በላይ
1.6. የስራ ሁኔታ ፦ ሀ) ግብርና ለ) ንግድ ሐ) የዕለት ተዕለት ስራ መ) የመንግስት ሰራተኛ ሰ) ሌላ
ስራ ክሎዎት ይግለጹ -------------------------------------------
1.7. የትምህርት ደረጃ፦ ሀ) መጻፍ እና ማንበብ የሚችል ለ) የመጀመሪያ ደረጃ ትምህርት ቤት
ሐ) ሁለተኛ ደረጃ ትምህርት ቤት መ) የምስክር ወረቀት ረ) ዲፕሎማ ሰ) የመጀመሪያ ዲግሪ
እና ከዚያ በላይ
1.8. የወርሃዊ ገቢ ደረጃ? ሀ) ከ 1000 ብር በታች ለ) 1001-3000 ሐ)3001-5000

መ) ከ 5001 ብር በላይ
ክፍል II፦ በመሬት አሰጠጥ ዙሪያ ለቤቶች ልማት የታዘገጃ መጠይቅ

2.1. በሌራ ከተማ ለምን ያህል ጊዜ ኖረዋል? ሀ) ከ 1 አመት በታች ለ) 1-5 አመት

ሐ) 6-10 አመት መ) ክ 11 አመት በላይ

2.2. በከተማው ውስጥ ለመኖሪያ የሚሆን መሬት ያገኙ ነበር? ሀ) አዎ ለ) አይደለም

2.3. ከላይ ለጥያቄ ቁጥር 2.2 መልስህ "አዎ" ከሆነ በከተማው ውስጥ ያለውን መሬት እንዴት አገኘህ?
ሀ) በመንግስት ተመድባው ለ) ቤትና መሰረቱን በማግዛት ሐ) ከቤተሰብ የተወረሰ መ) የሊዝ ይዞታ ረ)የቆያ
ይዞታ ሰ) በሌላ መንገድ ከሆነ እባክዎን ይግለጹ---------------------------------------------------------

2.4. መልስዎ “አይ” ከሆነ፣ ለጥያቄ ቁጥር 2.2 ለምን በከተማ ውስጥ ለመኖሪያ ቤት የሚሆን መሬት መያዝ አልቻሉም?
ሀ) በቤቶች ልማት በመንግስት የሚሰጠው የመሬት ዕድል የተወሰነ ነው ለ) በገንዘብ ችግር ምክንያት ሐ)
በቢሮክራሲያዊ እና ረጅም ሂደት ምክንያት ሌለ የሚገልጽ ከሆነ
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2.5. በሌራ ከተማ ውስጥ የራስዎ ቤት አለዎት? ሀ) አዎ ለ) አይደለም

“አይ” ከሆነ፣ የሚኖሩበት ቤት የምንድ ነው እባክዎን ይግለጹ---------------------------------------

2.6. ከተማዋ ውጤታማ እና ተከታታይ የተቀናጃ የቤት ፕሮጀክቶች አሏት።

ሀ) በጣም እስማማለሁ ለ) እስማማለሁ ሐ) አልስማማም መ) በጭራሽ አልስማማም

2.7. በሌራ ከተማ ስላለው የመኖሪያ ቤቶች ልማት የመሬት አሰጣጥ ስርዓት መረጃ አሎት?

ሀ) አዎ ለ) አይደለም መልሶ ‘’አዎ’ ከሆነ ከዚህ በታች

ይዘርዝርቸው--------------------------------------------------------------------------------------------------------
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2.8. በከተማዉ ውስጥ ያለውን መሬት ለማግኘት በየትኛው የመሬት አሰጣጥ ስርዓት ሞክራወል

ሀ) የሊዝ ጨረታ ለ) ተዳረጅታው/የትብብር ቤት ሐ) የቤት ግዢ

2.9. መሬቱን ለማግኘት ለመኖሪያነት ሲባል መሬት ለማግኘት ከቀረበው ጥያቄ ጋር በተያያዘ ማዘጋጃ ቤቱን ስንት ጊዜ
ጎብኝትዋል? ሀ) ከአንድ እስከ ሶስት ጊዜ ለ) ከአራት እስከ ስድስት ጊዜ ሐ) ሰባት እስከ ስምንት ጊዜ መ)
ከስምንት ጊዜ በላይ

2.10. በከተማው ውስጥ ስላለው የቤቶች ልማት የመሬት አሰጣጥ ስርዓት ሂደት ምን ይመስላል?
 ያመለኪያዎች ደረጃ
ተቁ መለኪያዎች

በጠም እስማማለሁ አልስማማም በጭራሽ

እስማማለሁ አልስማማም

1 የመሬት አሰጣጥ ስርዓት ግልጽ ነው

2 የመሬት አሰጣጥ ስርዓት ተጠያቂ ነው

3 የመሬት አሰጣጥ ስርዓት ውጤታማ ነው

4 የመሬት አሰጣጥ ስርዓት ፍትሃዊ ነው

2.11. በከተማው ማዘጋጃ ቤት የመሬት አሰጣጥ ስርዓት ረክተዋል? ሀ) አዎ ለ) አይ ‘’አይ’’ ከሆነ ለምን
የብራሩ ---------------------------------------------------------------------------------------------------------

2.12. በቤቶች ልማት የመሬት አሰጣጥ ሂደትን የሚነኩ ዋና ዋና ምክንያቶች ምንድን ናቸው

ሀ) የፖሊሲ ገደብ ለ) ደካማ የአገልግሎት አሰጣጥ ችግር ሐ) የቴክኖሎጂ ውስንነት

መ) የፋይናንስ ችግር ረ) ሌላ ከለ ይግላጹ? --------------------------------------------------------

2.13. በፍላጎትና በመሬት አቅርቦት መካከል አለመመጣጠን ከተፈጠረ አለመመጣጠን የሚያባብሱት ነገሮች ምንድን ናቸው?
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2.14. በመሬት አሰጣጥ ስርዓት ላይ አሉታዊ ተፅእኖዎች ምንድ ናቸው?

ትቁ የዉጤቱ ዓይነቶች የዉጤቶቹ ዳረጀ

በጠመ ከፍተኛ መካከለኛ አነስተ በጠመ

ኛ አንስተኛ
ከፍተኛ

1 መደበኛ ያልሆነ ስፍራ መስፋፋት

2 መደበኛ ያልሆነ የመሬት መንቅጥቀጥ መኖር

3 የቤት ኪራይ ዋጋ ከፍተኛ መሆን

4 ከተማዋ ለኑሮ ተስማሚ አይዳለችም

2.16. አሁን ያለውን የመሬት ፖሊሲ በከተማው ውስጥ ለቤቶች አቅርቦት እንዴት ያዩታል?

ሀ) ተለዋዋጭ ለ) የማይለውጥ ሐ) በቅዳም ተከታል መ)ፍተሃዊ

2.17. አሁን ያለው የከተማ መሬት ፖሊሲ ህጋዊ መሬት ለማግኘት እኩል እድሎችን ይፈጥራል?

ሀ) አዎ ለ) አይደለም መልስህ አዎ ከሆነ ለምን?-------------------------------------------------

መልስህ አይደለም ከሆነ ምክንያቱ ምንድን ነው? -------------------------------------------------------

2.18. አሁን ያለውን የመሬት አሰጣጥና ስርዓት ለወደፊት የከተማዋን ልማት ለማሻሻል ምን አይነት የፖሊሲና የአዋጅ
ሚከታል ሊሆኑ ይችላሉ?
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