The Mukono High Court Judge Stephen Mubiru presided over along-running land dispute, delayed for four years, concerning the title to Plot 393, Block 113,
an 85-acre freehold property located within Namanve Industrial Park.
Recently, in an effort to elevate his public profile, Kirumira has insisted on being addressed as Ambassador. It marks a striking evolution from being dubbed the “Michelin Man” to Chairman, and now, finally, Ambassador.
On June 5, 2017, Capital Ventures International Ltd (CVIL) obtained a FRIENDLY LOAN of Shs520 million from Kirumira, then an acquaintance.
As collateral, CVIL deposited the title to Plot 393 after executing a statutory declaration on June 8, 2017, before a Commissioner for Oaths. The declaration expressly stated that the transaction was a loan not a sale and that a caveat would be lodged on the title until the loan was fully repaid.
Prior to this transaction, the land was registered in the name of Prof. Minaz Karmali, who under the direction of the Solicitor General had transferred the title to CVIL to hold in trust.
The accompanying Memorandum of Understanding (MoU) limited any sale strictly to the Uganda Investment Authority (UIA) for onward transfer to Dubai Ports Authority. When that transaction failed to materialize, CVIL nonetheless handed the title to Kirumira as collateral for the loan, despite the restrictive terms of the MoU.
Allegations of Fraud Although a caveat was lodged as confirmed by a letter dated July 24, 2017, from the Commissioner of Land Registration preventing any dealings on the land, the caveat was allegedly removed on October 23, 2017.
On the same day, a transfer form was submitted and the land was valued by a government valuer at Shs1 million per acre, totaling Shs85 million, with stamp duty assessed at Shs1.275 million. The title was then transferred into Kirumira’s name.
This erroneous undervaluation sharply contradicts earlier and subsequent government valuations: Shs670 million (August 10, 2016) and Shs500 million (2024). The absence of a sale agreement given that the transaction was a loan raises serious legal concerns, including the propriety of the valuation and the payment of stamp duty, which is alleged to constitute criminal fraud through gross undervaluation.
Court Proceedings During proceedings last Friday, counsel for CVIL, Michael Higenyi, confirmed that the transaction was a loan, not a sale, and informed court that his clients are ready to refund the Shs520 million upon return of the title.
Access Dispute and Trespass Allegations;
Following the disputed transfer, Kirumira allegedly attempted to sell the land and, lacking lawful access, encroached on Plot 1425, Block 113 freehold land, by deploying bulldozers at night to create a passage. Police intervened after approximately 20 meters, and a criminal trespass case was opened.
Kirumira subsequently claimed the existence of a kibanja for four years despite the land being freehold, not Mailo. He later alleged the area was a forest reserve to justify access, a claim rejected by authorities, who confirmed the land is fully occupied by industrial developments.
The Commissioner for Mapping and Surveys (Entebbe), Commissioner of Land Registration, Mukono Land Office, and Police Headquarters (Naguru) have all affirmed the validity of the title to Plot 1425, which has had three bonafide owners over 14 years, a fact also reflected in Mukono High Court records.
Unfortunately, counsel for the owners of Plot 1425, Rita Nabukalu, seemed to constantly give mixed messages, which are totally unfounded.
Justice Mubiru reiterated that a kibanja can only exist on Mailo land and only upon
fulfillment of specific legal conditions, effectively collapsing Kirumira’s central argument that his Kibanja is on freehold land, with the judge citing alleged fraud on Plot 393 in Namanve Industrial Park.
Conduct of Counsel;
Concerns were also raised regarding Advocate Denis Nyombi, who reportedly failed or
refused to address critical legal questions about the kibanja claim when queried by Justices David Batema. Allegations were made regarding professional misconduct, misrepresentation, and failure to protect client interests, with some arguing that it warrants disciplinary action.
Further controversy arose when Andrew Mubiru, reportedly Kirumira’s employee or son, filed an appeal involving 17 defendants, including five government institutions and the Attorney General, claiming 1,000 acres of land adjacent to Plot 393 allegedly to benefit Kirumira.
Attorney General’s office represented NFA in the courts of law and Kirumira has dragged the Attorney General to court on several occasions based on lies, deceit, misinformation and arrogance.
Conclusion;
The dispute, now in its fourth year, is rooted in what court proceedings indicate was a
friendly loan, not a sale. Critics argue that the title should never have been transferred and that the prolonged litigation reflects attempts to misuse legal processes, intimidate civil servants, and undermine investor confidence possibly under the mistaken belief that diplomatic status confers immunity from the law.
