Compensating Displacement: The Politics of Urban Land Acquisition in Bangladesh Craig Johnson and Iftekharul Haque Department of Political Science and.

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Presentation transcript:

Compensating Displacement: The Politics of Urban Land Acquisition in Bangladesh Craig Johnson and Iftekharul Haque Department of Political Science and International Development Studies University of Guelph, Canada Annual World Bank Conference on Land and Poverty Washington DC, March 24, 2014

Objectives To understand  Land acquisition process for urban expansion in Dhaka, Bangladesh.  Compensation principles used for land acquisition.  Effects on livelihood of displaced population.

What you can buy for... $ 250,000 A new three- bedroom apartment in older part of Dhaka. $1.5m A new three- bedroom apartment in the most desirable areas of Dhaka. $2m A 4000 sq. ft. apartment in north Gulshan, one of Dhaka’s most desirable addresses Source: The Financial Times, March 14, 2014 Bottom Five Livable Cities Harare (Zimbabwe) 137. Lagos (Nigeria) 138. Port Moresby (Papua New Guinea) 139. Dhaka (Bangladesh) 140. Damascus (Syria ) Source: The Economist

Growth of Dhaka City

Investment Options in Dhaka Ahmed (2011)

Dhaka’s Changing Land Use Source: Dewan and Yamaguchi (2009)

Methodology  A six-month study in Dhaka’s Eastern fringe  key informant interviews  Politicians  Bureaucrats  Urban Planners  Academics  Real Estate companies  Survey of 200 households  FGDs with affected populations

Government led housing projects  RAJUK: Developing projects in 8500 acres of land (3 major projects)  Land acquired from general public.  Compensation: Based on historic value

Detailed Area Plan: Dhaka Purbachal New Town Jhilmil Residential area Private Housing Projects

Price and Distribution of Government Plots Comparison of land price per katha (720 square feet) between government and private township projects Allotment of plots among different professionals in Purbachal New Town Project (%)

Compensation  Very low rate compensation  Lengthy process of receiving compensation  Difficulties in receiving compensation:  Bureaucracy  Corruption  Middleman  Rehabilitation for only owners of large area of land  Livelihood restoration was completely ignored

Housing projects by private developers  Numerous private land developers but few very big players.  Expanding fast in fringe areas.  Purchase land directly from land owners.  Offer a competitive market price.  Rehabilitation and livelihood restoration are ignored.  Forced purchasing and Land grabbing.

Incidence of forced purchase by real estate companies

Distribution of household heads according to major occupations (%) Occupation changed from (%)

Policy Options  Rehabilitation, Resettlement and livelihood resettlement  Easy and quick compensation process  Housing for lower and middle income population  Improved land governance

Thank You!