Institutional Barriers to Land Title Conversion in Urban Colombo: Evidence from Sri Lanka's Bimsaviya Programme

Land title registration is widely recognised as a mechanism for strengthening tenure security and improving land market efficiency; however, implementation often encounters institutional and procedural challenges. This study investigates the institutional and procedural factors contributing to the title conversion gap under Sri Lanka’s Bimsaviya Land Title Registration Programme, using Urban Colombo as an instrumental case study. A qualitative approach was adopted, drawing on semi-structured focus group discussions with officials from the Survey Department, Title Settlement Department, and Registrar General’s Department. Data were analysed using qualitative content analysis. The findings reveal five key barriers affecting title conversion: voluntary participation, limited awareness and information gaps, institutional and operational constraints, regulatory rigidity and procedural complexity, and parcel-level disputes. The study further shows that title registration in Colombo is largely driven by transactional needs, particularly property transfers and mortgage financing, while urban land complexity increases the challenges associated with title investigation and registration. The findings highlight the importance of strengthening institutional capacity, improving public awareness, enhancing inter-agency coordination, and modernising legal provisions to improve title conversion outcomes.