By Asoka S. Seneviratne –

Prof. Asoka.S. Seneviratne

“To give a man a secure title to his land is to plant the seed of a nation’s prosperity; for no man builds a house on shifting sands.” ~ Unknown author

Land is one of the input in production of good & services. The evolution of land policy in Sri Lanka has reached a critical juncture as the nation transitions from the previous government’s Urumaya program to President Anura Kumara Dissanayake’s Himikama initiative. While land remains the primary economic asset for the rural majority, the shift reflects a deeper move from mere rapid title distribution toward a legally “indefeasible” and production-oriented registration system. By examining the transition through the lens of (i) credit access, (ii) productivity, (iii) poverty reduction, (iv) social stability, (v)  gender equity, and (vi) sustainability, this article explores how the Himikama program aims to resolve the “dead capital” crisis and integrate the marginalized peasantry into a modern, formal economy.

Unlocking Economic Value and the Power of Collateral

The primary barrier to rural wealth in Sri Lanka has historically been the “Permit” system, which grants usage rights but denies true ownership. The Himikama program prioritizes the Bim Saviya (Title Registration) framework to transform these stagnant plots into bankable assets. Unlike the Urumaya program, which focused on the high-speed issuance of freehold documents to meet political timelines, Himikama emphasizes the legal finality of the title. Under the Registration of Title Act No. 21 of 1998, once a title is registered, it is guaranteed by the State. This is a revolutionary shift for the Sri Lankan farmer.

When a farmer holds a registered title rather than a mere deed or permit, the land is immediately recognized by formal financial institutions as high-quality collateral. In the past, banks were reluctant to lend against LDO (Land Development Ordinance) permits because the state retained the right of repossession. By removing this “shadow of the state,” Himikama allows the rural population to exit the cycle of high-interest predatory lending from informal “money lenders” and enter the formal banking system. This injection of capital into the rural economy is the first step toward industrializing agriculture and allowing smallholders to transition from survival to investment.

Enhancing Agricultural Productivity and Food Security

With nearly 80% of Sri Lankan land under state control, the lack of secure tenure has long discouraged long-term agricultural investment. The Himikama initiative seeks to resolve this by providing the stability necessary for farmers to transition from subsistence farming to high-value agribusiness. While the previous Urumaya program focused on the transfer of rights, Himikama aligns land ownership with a broader national production plan under the NPP’s economic vision. This is vitally important many ways.

The psychology of ownership is a powerful driver of productivity. When a farmer is merely a “permit holder,” there is little incentive to invest in permanent infrastructure, such as drip irrigation, greenhouses, or perennial crops like cinnamon or fruit orchards. Secure ownership incentivizes the adoption of modern technology because the farmer knows they will reap the long-term rewards. Furthermore, Himikama aims to address land fragmentation. By simplifying title registration, it becomes easier for smaller plots to be legally consolidated or leased for commercial farming, ensuring that the land becomes a productive engine rather than a fragmented survival tool for the rural poor.

Poverty Reduction and the Creation of Livelihood Security

Data from the Centre for Poverty Analysis (CEPA) suggests a direct correlation between secure land tenure and reduced household vulnerability. The Himikama program addresses poverty by providing a permanent safety net that permits and temporary grants cannot offer. In Sri Lanka, land is the ultimate insurance policy. For a family living on the edge of the poverty line, owning a clear title means they have an asset that appreciates in value and can be leveraged during medical emergencies or for educational expenses.

The transition from Urumaya to Himikama also represents a shift in how the state views the “peasant.” Urumaya viewed land as a commodity to be handed over quickly; Himikama views it as the foundation of a livelihood. By granting clear ownership, the government empowers households to treat their land as a multi-generational asset. This flexibility is essential for rural communities to weather economic shocks like the recent currency crisis. By stabilizing the primary source of income for millions, the government reduces the long-term reliance on state welfare programs like Aswesuma, fostering a self-reliant middle class that contributes to the national tax base.

Promoting Social Stability and Easing the Judicial Burden

One of the most significant differences in the current approach is the focus on resolving the “Co-ownership Trap” that has plagued Sri Lanka’s legal system for decades. Land disputes currently account for a staggering percentage of the backlog in the judiciary, often spanning generations due to unclear boundaries and fragmented deed histories. Under the old Deed System, a buyer had to trace a “chain of title” back 30 or 40 years, and any missing link could lead to a lawsuit.

The Himikama program’s commitment to the Title Registration system is designed to eliminate these disputes at the source. By moving toward a state-guaranteed title, the government removes the ambiguity of historical deeds. Once the Cadastral map is finalized and the title is registered under Bim Saviya, the state essentially says, “This is the owner, and this is the boundary.” This not only fosters communal harmony and reduces local conflicts but also unburdens the court system. This judicial relief is a hidden economic benefit; it reduces the legal costs for the poor and allows the legal machinery to focus on more complex commercial and criminal matters that affect national development.

Empowering Women and Advancing Gender Equity

A progressive pillar of the current development discourse involves correcting historical gender imbalances in land inheritance and ownership. Traditionally, land permits were issued to the “male head of household” under a patriarchal interpretation of the Land Development Ordinance. This left women—particularly the high number of female-headed households and war widows in the Northern and Eastern provinces—without legal recourse, credit access, or economic agency.

The Himikama program recognizes that securing women’s land rights is fundamental to community resilience and child welfare. Studies show that when women own land, a higher percentage of household income is spent on nutrition and education. By facilitating joint titles and ensuring that women have equal legal standing in the registration process, the government enables female-led households to access agricultural services and cooperative loans. This social inclusion is a prerequisite for holistic development, ensuring that the “Himikama” (Rightful Ownership) applies to all citizens regardless of gender.

Sustainable Land Use and Resource Management

The environmental health of Sri Lanka’s soil is deeply tied to the security of its occupants. When farmers operate on short-term permits or insecure tenure, they often prioritize short-term extraction over long-term conservation. This has led to the degradation of nearly 44% of agricultural lands through soil erosion and the overuse of chemical inputs. The Himikama program incentivizes environmental stewardship by making the occupant the permanent owner of the resource.

Secure tenure encourages long-term investments in sustainable farming techniques, such as terrace cultivation, reforestation of boundaries, and organic soil management. When a farmer knows the land will belong to their grandchildren, they are less likely to “mine” the soil for immediate profit and more likely to preserve its fertility. By aligning individual ownership with the National Land Use Policy, the government ensures that the drive for economic growth does not come at the cost of the island’s ecological future. This is particularly crucial in the face of climate change, where resilient land management is the only defense against shifting weather patterns.

Conclusion

The transition from Urumaya to Himikama represents more than just a change in terminology; it is a shift in the philosophy of governance. While the previous administration’s Urumaya program succeeded in highlighting the urgency of the land issue, it was often criticized for being a top-down, hurried approach that risked creating new disputes. In contrast, the Himikama program under President Anura Kumara Dissanayake seeks to build a more robust, legally sound, and production-centric foundation.

By focusing on the Bim Saviya registration system and integrating ownership with national economic goals, the government is finally addressing the root causes of rural stagnation. The challenge ahead lies in  (i) the administrative execution—digitizing records, (ii) training surveyors, and (iii) overcoming the “land mafia” that thrives on chaos. If implemented with transparency, the Himikama program has the potential to transform land from a source of conflict into a catalyst for equitable growth. It promises to ensure that the “rightful ownership” of the soil becomes the bedrock of Sri Lanka’s future prosperity, turning “dead capital” into a living legacy for all Sri Lankans.

*The writer, among many,  served as the Special Adviser to the Office of the President President of Namibia from 2006 to 2012 and was a Senior Consultant with the UNDP for 20 years, and a Senior Economist with the Central Bank of Sri Lanka (1972-1993). He can be reached at asoka.seneviratne@gmail.com