Each type of land delivery channel is characterized by: (i) its organization and steps observed in the delivery process (from initial conversion of non-urban land into urban land to the occupation of the developed land by its final user); (ii) the parties involved in the delivery process; and (iii) the different tenure statuses of land, and (iv) land values (whether market or non-market based). These land delivery channels form a system: any change affecting one component within one land delivery channel has impacts on other channels and consequently on the whole land delivery system. For instance, a land price increase in a given delivery channel will drive households towards other delivery channels (substitution effect).

In our study, particular attention is given to: (i) the relationship between land allocation by public authorities and market transactions, and between formal and informal land markets; (ii) the diversity of tenure options on the different land delivery channels; (iii) the consequences of tenure status on security of tenure and on land values; and (iv) the interrelations between the land delivery channels within the land delivery system. Whereas the vast majority of studies usually focus on one particular land delivery channel or land market segment, very few, (such as Bertrand, 1998) have established and studied the relationship between the different elements of the system.

# **2.2. Combining qualitative and quantitative approaches**

We first documented the functioning of the land delivery system. This was done, qualitatively, through: (i) an assessment of the legal and institutional framework governing land administration and management in Bamako and surrounding areas; (ii) meetings with key stakeholders involved in land delivery,<sup>25</sup> and (iii) identifying the way land is transferred, possible changes in tenure status, and the role of stakeholders involved in these operations. Particular attention was given to factual information provided by press articles, especially over the last two years. This was complemented, quantitatively, with a survey of recent land transactions carried out throughout Bamako, its periurban areas, and rural hinterland.

It should be noted that the study was carried out in a particular administrative, socio-economic and political context characterized by: (i) the suspension of state allocation of land in the private domain to _communes_ and developers; (ii) the suspension of allocation of precarious titles<sup>_26_</sup> and their conversion into property titles; (iii) legal changes in the judicial procedures in cases of conflict about ownership of land with property titles; (iv) rising population concerns and social unrest about mismanagement and corruption in land administration; and (v) political change and instability following the March 22, 2012 coup and the military defeat of government forces in the northern provinces.

# **2.3. Study area**

The study focuses on residential land, with emphasis on the transformation of rural (mainly agricultural land) into urban (mainly residential) land. For this reason, the study area extends far beyond the urbanized areas of Bamako (continuous and high density developments), and its peri-urban areas (mixed rural and residential land-use), in continuity with the existing urban web. The study also covers the rural hinterland of Bamako, which includes parts of the territory of all adjoining _communes_ in the Kati _cercle_ , and some parts of _communes_ in the Koulikoro _cercle_ adjoining the Kati _cercle_ . The area covered by the study is presented in Annex 2.1.

> 25 We met village headmen, village councilors and inhabitants in nine villages in seven _communes_ (Sanankoroba village in Sanankoroba _commune_ , Kanadjiguila village in Mandé _commune_ , Dialakoroba village in Dialakoroba _commune_ , Kabala and Niamana villages in Kalabancoro _commune_ , Marako and Banankoro villages in Ouelessebougou _commune_ , Kakabougou village in Baguineda camp c _ommune_ , Faraba village in Faraba _commune_ ), mayors and deputies in three _communes_ in the Kati _Cercle_ , a mayor of one _commune_ of Bamako, a deputy  mayor of the _Mairie du District de Bamako_ , the Governor and his chief of staff at the Bamako District, officials of DNDC ( _Direction nationale des domaines et du cadastre_ ), DRDC ( _Direction Régionale des domaines et du cadastre_ ) and DDB-DC ( _Direction des domaines et du cadastre du District de Bamako)_ ,  the heads of the Urban Planners Order of Mali ( _Ordre des Urbanistes du Mali_ ) _,_ of the Property Developers Association of Mali ( _Association des Promoteurs Immobiliers du Mali - APIM_ ) and of the Rural Engineering Department ( _Genie rural_ ) _,_ a notary, 3 coxers, and staff at the World Bank Bamako office.

> 26 Council of Ministers, June 15, 2011.

7