Abstract: This paper looks at how rural land rights are being formalized in Africa. It argues that highly significant improvements are emerging under the current wave of land reform. In a rising number of states, customary land holders can now register their ownership directly without having their rights converted into European-derived forms like freehold or leasehold. The registration process is also decentralizing nearer to landholders. However, the process is too focused upon individually owned properties like houses and farms, when it is common properties that are most at risk from involuntary loss. This inattention is depriving communities of critical resources to livelihood and opportunities to benefit from their rising values.

Keywords: customary, common property, community mortgages, land reform,