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A Systemic Analysis of Land Markets and Land Institutions in West African Cities : Rules and Practices--The Case of Bamako, Mali

ACCESS TO LAND AGENTS AGRICULTURAL LAND ASSESSMENTS BROKERS BUILDING BUILDINGS CHARGES CITIES COMMUNES COMMUNITIES CONSTRUCTION COUNCILORS DEVELOPED LAND DWELLING DWELLING UNITS ENTERPRISES ENVIRONMENTAL IMPACTS EXTERNALITIES FEES FINANCE GRANTS HABITAT HOUSEHOLD HOUSEHOLDS HOUSING HOUSING COOPERATIVES HOUSING DEVELOPMENT HOUSING FINANCE HOUSING MARKETS HOUSING POLICY HOUSING PROGRAMS HOUSING PROJECTS HOUSING UNITS INCOME INFORMAL LAND MARKETS INSTITUTIONAL FRAMEWORK INVESTMENTS LAND LAND ADMINISTRATION LAND CODE LAND DEVELOPMENT LAND MANAGEMENT LAND MARKET LAND OWNERSHIP LAND POLICIES LAND PRICES LAND PROPERTY LAND SPECULATION LAND SUPPLY LAND TENURE LAND TRANSACTIONS LAND USE LOCAL AUTHORITIES LOCAL GOVERNMENT LOCAL LEVEL LOCAL OFFICIALS MAYORS OFFICES PARTICIPATION POLITICAL INTERFERENCE PRIVATE DEVELOPERS PRIVATE LAND PRIVATE PROPERTY PROPERTY PROPERTY DEVELOPMENT PROPERTY DEVELOPMENT COMPANIES PROPERTY OWNERSHIP PROPERTY RIGHT PROPERTY RIGHTS PROPERTY TITLES PUBLIC PUBLIC ADMINISTRATION PUBLIC LAND PUBLIC SERVANTS PUBLIC SPACES REAL ESTATE REAL ESTATE DEVELOPERS REAL PROPERTY REDEVELOPMENT RENOVATION RENTAL HOUSING RENTS REPORTS RESETTLEMENT REVENUE ROADS RURAL AREAS SERVICED LAND SETTLEMENT UPGRADING SETTLEMENTS SOCIAL EXCLUSION SQUATTERS STATES SUBDIVISIONS SUBURBS TENANTS TRANSFERS URBAN URBAN AREA URBAN AREAS URBAN DEVELOPMENT URBAN DWELLERS URBAN EXPANSION URBAN LAND URBAN PLANNERS URBAN PLANNING URBAN POOR URBAN POPULATION URBAN PROJECTS URBAN RESTRUCTURING URBANIZATION VILLAGES land governance
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World Bank, Washington, DC
Africa | Mali
2014-02-05T16:31:18Z | 2014-02-05T16:31:18Z | 2013-11

This paper presents a new type of land market analysis relevant to cities with plural tenure systems as in West Africa. The methodology hinges on a systemic analysis of land delivery channels, which helps to show how land is initially made available for circulation, how tenure can be formalized incrementally, and the different means whereby households can access land. The analysis is applied to the area of Bamako in Mali, where information was collected through (i) interviews with key informants, (ii) a literature review on land policies, public allocations, and customary transfers of land, (iii) a press review on land disputes, and (iv) a survey of more than 1,600 land transfers of un-built plots that occurred between 2009 and 2012. The analysis finds that land is mostly accessed through an informal customary channel, whereby peri-urban land is transformed from agricultural to residential use, and through a public channel, which involves the administrative allocation of residential plots to households. The integrated analysis of land markets and land institutions stresses the complexity of procedures and the extra-legality of practices that strongly affect the functioning of formal and informal markets and make access to land costly and insecure, with negative social, economic, and environmental impacts over the long term.

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