ABSTRACT This study investigates the disparities of urban and rural land rights cadastral registration in Ethiopia, by using the Amhara region as a case study. Althoug h⁠ the country has made promising progress, especially through first and second-leve⁠l  rural land registration and certification programs, urban land  cadastral registratio n re mai⁠ns underdeveloped, characterized by incomplete coverage, institutional fragmentation, and widespread informal landholding. The study use d a mixed research method by c ollecting both quantitative and qualitative data. For the quantitative  data, about 385 respon⁠dents were surveyed across  six ru ral and urban sites, whereas the qualitative data we⁠r⁠e collected using ke y i⁠nformant interviews and focus group di⁠scussions. The research was conducted under university sponsorship during a period of restricted field acc⁠ess due to conflict-related⁠ limitations. The co llected d ata were analysed using both descriptive and thematic approaches to compare the⁠ urban and rural areas. The findings show deep stru⁠ctural disparities between urb an and rural a reas. Rura⁠l areas have achieved broader certi fication cover⁠age and higher percei ved tenure  security due to co⁠nsist⁠ent⁠ program i mplementat⁠ion, yet still face  ser ious challenges, including poor da⁠ta systems, limited skilled⁠ personne⁠l, weak enforcement, and reliance on customary practices. Urba n areas, w⁠hi le more technologically equipped and instit utionally resourced, stru ggle⁠ with legal ambiguities, fragmented governance, high registr⁠ation costs, and informality in peri-urban  zone⁠s. The cadastral disparities contribute to unequal tenure security, land disputes, unequal access to land⁠based credit, and unbalanced development outcomes. The study  concludes that minimizing the gaps needs harmonized legal frameworks, integrated and coordinated institutions, an d targeted support for both urban and rural cadastral systems. Responding to these issues is important for securing land rights, promoting equitable la n⁠d governance, and bringing sustainable development in Ethiopia Keywords: Cadastre, Land Rights, Urban-Rural Disparities, Land Tenure Security, Ethiopia.

ABSTRACT This study investigates the disparities of urban and rural land rights cadastral registration in Ethiopia, by using the Amhara region as a case study. Althoug h⁠ the country has made promising progress, especially through first and second-leve⁠l  rural land registration and certification programs, urban land  cadastral registratio n re mai⁠ns underdeveloped, characterized by incomplete coverage, institutional fragmentation, and widespread informal landholding. The study use d a mixed research method by c ollecting both quantitative and qualitative data. For the quantitative  data, about 385 respon⁠dents were surveyed across  six ru ral and urban sites, whereas the qualitative data we⁠r⁠e collected using ke y i⁠nformant interviews and focus group di⁠scussions. The research was conducted under university sponsorship during a period of restricted field acc⁠ess due to conflict-related⁠ limitations. The co llected d ata were analysed using both descriptive and thematic approaches to compare the⁠ urban and rural areas. The findings show deep stru⁠ctural disparities between urb an and rural a reas. Rura⁠l areas have achieved broader certi fication cover⁠age and higher percei ved tenure  security due to co⁠nsist⁠ent⁠ program i mplementat⁠ion, yet still face  ser ious challenges, including poor da⁠ta systems, limited skilled⁠ personne⁠l, weak enforcement, and reliance on customary practices. Urba n areas, w⁠hi le more technologically equipped and instit utionally resourced, stru ggle⁠ with legal ambiguities, fragmented governance, high registr⁠ation costs, and informality in peri-urban  zone⁠s. The cadastral disparities contribute to unequal tenure security, land disputes, unequal access to land⁠based credit, and unbalanced development outcomes. The study  concludes that minimizing the gaps needs harmonized legal frameworks, integrated and coordinated institutions, an d targeted support for both urban and rural cadastral systems. Responding to these issues is important for securing land rights, promoting equitable la n⁠d governance, and bringing sustainable development in Ethiopia Keywords: Cadastre, Land Rights, Urban-Rural Disparities, Land Tenure Security, Ethiopia.

AbstractPurpose – This study aims to identify determinants of single-family residential property values and fill the gap by analyzing respondents’ willingness to pay/receive data alongside real transaction data. Ordinal logistic regression and ordinal least square regression were used.Design/methodology/approach – Ordinal logistic regression effectively analyzes willingness-to-pay/receive data, accommodating the ordered nature of property value responses while incorporating multiple influencing factors. Ordinal least square regression quantifies the impact of continuous and categorical predictors on real transaction data.
Findings – Findings revealed strong associations between property values and several variables. Analysis of willingness-to-pay/accept data from 232 respondents showed significant impacts of factors such as the number of rooms, site area, construction material, property orientation, property age and proximity to bus stations and the central business district (p < 0.05). Similarly, ordinal least square regression analysis of transaction data confirmed the significance of most of these factors, except for property orientation, which indicates the difference of preference in the local market or reporting inconsistencies, demand further investigation. Variables such as views, proximity to wetlands, roads, green areas, religious institutions and schools were statistically insignificant across both data sets (p > 0.05).
Practical implications – It provides a robust basis for housing and urban development strategies. The stakeholders such as real estate developers, urban planners and policymakers are encouraged to incorporate these findings into housing policies, land value capture initiatives and urban planning frameworks to enhance residential property value and align with sustainable urban development goals.
Originality/value – This study contributes original insights into single-family residential property valuation by integrating willingness-to-pay and transaction data, substantiating the determinants of property value.
Keywords Appraisal, Ethiopia, Housing, Ordinal least square regression, Residential property, Value

Property valuation is a critical process in estimating the fair market value of a property during a transaction and title transfer, which has significant implications for tax collection, infrastructure development, and economic growth of one’s country. However, due to the absence of standardized valuation frameworks, Ethiopia’s valuation system is inconsistent between the government estimations and actual market values. It is also a reliance on the arbitrary estimation of brokers and influenced by deliberate agreements between sellers and buyers to undervalue real properties. These factors contribute the loss of potential government revenue in real property transaction. Thus, this study assesses the challenges and future prospects of real property valuation for title transferring during transactions in the Amhara Region, Ethiopia. The study focuses on inconsistencies in real property valuation practices, its implication for tax revenue, and the role and influence of brokers in the actual real property market. This study employs a mixed research approach by combining surveys, interviews, and document reviews to investigate the discrepancies between the government estimated value, the actual market value at which the property was transacted, and the agreed-up transaction price reported by both the seller and buyer. The findings of this study reveal significant gaps in the Ethiopia’s real property valuation system, including reliance on non-standardized valuation frameworks, outdated construction material prices, an irregular update to land grading and pricing, and the dominance of broker-led valuation characterized by arbitrary estimations, contributes to inaccurate valuation of real property leading to tax evasion and government revenue loss. The study reveals and analyzes how these practices cause revenue loss to the government, with documented cases showing significant differences between property value in the actual market and the value agreed upon by two parties (buyer and seller) used for tax assessment. Moreover, it identifies procedural inefficiencies, such as the absence of standardized valuation systems, reliance on nonprofessional brokers, and weak enforcement mechanisms, all of which aggravate inequities in real property valuation, transaction, and revenue collection. In order to address these issues, the study recommends adopting and implementing international valuation standards, regular updates to construction material prices, land grading and pricing systems, and the implementation of strict regulatory frameworks for brokerage practices. Through the integration of Ethiopia’s valuation system with global best practices, this research aims to ensure reasonable taxation and improve revenue collection for fostering sustainable economic growth in the region. The findings contribute to the border discussions on land administration reform in developing economies, emphasizing the need for institutional capacity building and legal framework development.Keywords: Real property, Valuation, Title Transfer, Broker, Amhara region

The world population has increased significantly in urban areas since 1990. Ethiopia, the secondmost populous country in Africa, has experienced rapid urbanization, exerting immense pressure on land allocation in its emerging cities. To address housing demand, the Ethiopian government has prioritized cooperative housing allotments in regional cities; however, the sustainability of this approach remains understudied. This research examines three key objectives: (1) the environmental, social, and economic sustainability of cooperative housing development; (2) urban-rural connectivity challenges and their implications for peri-urban sustainability; and (3) the integration of sustainability considerations in property valuation practices. The study focuses on six emerging cities in West Gojam, East Gojam, North Gojam, and Awi zones (Debremarkos, Bure, Bahir Dar, Injibara, Mota, and Finote Selam), incorporating survey data from 357 households, supplemented by key informant interviews and focus group discussions with planners, property valuers, and municipal officials. Data were analyzed using the Relative Importance Index (RII) and exploratory factor analysis, combining quantitative and qualitative approaches.First, the analysis of urban-rural linkages highlights governance and infrastructure deficits in peri-urban areas, such as poor road quality, inadequate public transport, and fragmented land management. These challenges hinder sustainable integration, necessitating coordinated planning, standardized land-use regulations, and investments in connectivity. Second, the study examines property valuation in city municipalities, revealing inconsistencies in procedures, outdated regulatory frameworks, and a lack of technological adoption (e.g., GIS, blockchain). Recommendations include digitizing valuation processes, aligning practices with market dynamics, and integrating sustainability criteria into regulatory standards. Third, the research assesses cooperative housing, identifying procedural inefficiencies, financial barriers, and informal practices like land flipping as threats to sustainability. Policy reforms, improved governance, and affordable financing mechanisms are proposed to enhance transparency and align cooperative housing with urban planning goals. Collectively, the findings underscore the need for holistic governance reforms, infrastructure investment, and stakeholder collaboration to foster equitable and sustainable urban development in Ethiopia. The study provides actionable insights for policymakers to address these interconnected challenges and advance national development objectives.Keywords: Allotment, Cooperative housing, Ethiopia, land development, Sustainability 

Abstract: Food insecurity in peri-urban areas is exacerbated by high living costs, limited access tohealthy food, and economic inequality. Despite its growing prevalence due to factors like land lossfrom urban expansion, food insecurity has received limited attention. In Ethiopia, drastic urbanizationcreates competition for land between agriculture and urban development, which is becoming extremein peri-urban areas., This study aims to assess the impact of urban expansion on food security amongexpropriated peri-urban households in Ethiopia. Using a calorie intake-based food security line, wecategorize respondents as food-secure or -insecure. The research analyzed data from 350 expropriatedperi-urban households through a structured questionnaire, employing descriptive statistics andbinary logistic regression. About 67% of the respondents were classified as food-insecure. The binarylogit model identified several significant determinants of food security, including compensationamount and type, household head demographics, agricultural land rent participation, irrigationand credit access, off-farm income, and organic fertilizer use. To address food insecurity amongexpropriated households, policymakers must prioritize these factors. Government attention andpolicy consideration are crucial to ensure the well-being of these vulnerable populations.Keywords: urban expansion; food insecurity; calorie intake; expropriation; Ethiopia

Abstract: The continuous reduction in peri-urban agricultural land due to spatial urban expansionforces subsistence farmers to seek arable land through different land access strategies. Among these,land rental transactions are crucial for accessing arable land across different regions. This studyaimed to examine factors affecting land rental transactions in the peri-urban areas of the East GojjamAdministrative Zone in Ethiopia. Data were collected from 353 household heads of peri-urban areas,who were affected by expropriation. A total of 350 valid responses were analyzed using descriptiveand inferential statistics and an econometrics model. The results indicated that 58% of the respondentsparticipated in both renting and renting out land, which underlines the importance of land rentaltransactions in the peri-urban areas. Specifically, 60% of female-headed households were engagedin land rental transactions, with 14% renting in and 46% renting out land. In contrast, 38% of themale-headed respondents rented land, while only 19% rented out land. The model result identifiedsex, landholding size, number of oxen, participation in off-farm activities, and extension service assignificant determinant variables for renting land. Households made land rental agreements bothorally and in written documents, with oral agreements being more prevalent. Transaction dueswere conducted through sharecropping and fixed rents, with sharecropping being the most commonmethod. Thus, land rental transactions play pivotal roles to support the livelihoods of peri-urbansubsistence farmers.Keywords: land rental; land scarcity; peri-urban; rent; rent out; impacts; gender