Unplanned settlements and perceived land tenure security in peri-urban Dar es Salaam: a case study of Majohe Ward

This study examines the determinants of perceived land tenure security in peri-urban Dar es Salaam using Majohe Ward as a case study. A concurrent mixed-methods design combined a household survey (n = 384), key informant interviews, and document review to assess the influence of formal documentation, socio-economic and community factors, and infrastructure accessibility. Findings show that formal land documentation is neither the sole nor dominant determinant of tenure security. Instead, community-based institutions and socio-economic conditions play a greater role, while infrastructure accessibility has limited influence. Seven years after regularisation, only 100 of 28,017 households had received plot numbers, leaving most residents in administrative limbo. Informal mechanisms, particularly endorsements by sub-ward leaders and construction markers, were perceived as stronger indicators of tenure security than formal documents. The study supports the continuum of land rights framework and provides evidence to inform land policy and tenure regularisation in Tanzania and similar peri-urban settings.