By Spy Investigations Desk
Jinja—A deep-rooted property dispute has erupted over the ownership of the historic Rippon Falls Hotel land on Nile Crescent, Jinja, pitting Hon. Alice Kaboyo, Minister of State in the Office of the Prime Minister in charge of Luwero Triangle, through her company Cabel International Ltd, against the powerful, money bags Madhvani family Group, one of Uganda’s oldest business empires.
But hey, documents and court records obtained by this investigative online publication, TheSpy Uganda paint a clearer picture; Alice Kaboyo legally acquired the tenancy rights agreement from the Departed Asians Property Custodian Board (DAPCB) in 2015, long before she became minister, while Madhvani Group’s claim appears riddled with inconsistencies, questionable transfers, lack of documentary proof and a mere “hear say” like “I was gifted this property by a good Samaritan!”
Genesis: Kaboyo’s Legal Allocation
The Rippon Falls property, originally owned by Asians expelled in 1972, was vested under DAPCB. In 2015, Kaboyo’s company Cabal International Ltd applied to the Board, explaining that the land and hotel buildings were derelict and occupied by squatters who paid no rent.
In her formal application, Kaboyo stated: “We intend to construct modern housing units befitting the urban planning concerns of the area in addition to creating construction jobs for the people of Jinja.”
She further emphasized plans to revive the iconic hotel this; “We are desirous of reinstating this Hotel… We intend to construct a five-star hotel befitting the urban planning concerns of the area. This will not only boost the tourism status of Jinja town but will also rhyme with our government’s budget targets of job creation and improved standards of living for our nationals.”
DAPCB accepted her request on temporary terms, directing her company, Cabel International to pay UGX 1 million per month for Plots 33 and 35, and UGX 500,000 for Plot 31. In 2016, the Board confirmed Kaboyo as the lawful tenant and even issued a “no objection” letter for her to begin renovations.
Madhvani’s Contested Entry
Years later, the Madhvani Group emerged from no where, claiming ownership of the same property! They relied on a transfer originating from Ali Warris Fachul, who himself said in interviews and affidavits that he was “gifted” the land by the Sheikh Fazi Ilahi Noordin Charitable Trust.
Crucially, no documentation has ever been produced to prove this alleged “gift”. Both court records and Lands Ministry files reveal no vesting order or legal instrument to justify the transfer to Fachul, or from Fachul to Madhvani Group.
In a February 2025 letter, Deputy Attorney General Jackson Kafuuzi wrote that the Madhvanis had “fraudulently acquired the suit property from a one Ali Warris Fachul and later transferred the same into its name.”
Similarly, Lands State Minister Dr. Sam Mayanja confirmed in March 2025 that the Sheikh Fazi Ilahi Noordin Charitable Trust had not filed returns since 1947, making any transactions based on its authority illegal.
“The Trustee is not in compliance with the law as there are no returns regarding the status of the Trust or appointment of new Trustees all the way from the date of its incorporation,” he noted.
Court Injunctions and Madhvani’s Defiance
When Madhvani attempted to assert control, the DAPCB—not Kaboyo—dragged them to court. On 12 October 2022, the High Court issued a temporary injunction restraining Madhvani Group and its agents from transferring, taking possession, or evicting DAPCB or Kaboyo’s caretakers until the main suit is determined.
Despite this, on 13 September 2025 (we’re talking about last week but one), Madhvani’s agents reportedly, illegally attempted a night-time eviction of Kaboyo’s caretaker, Simon Anyway, damaging his property in the process. Police opened a case and arrests are still on going as we speak.
The case is at Jinja Central Police Station under case file number 05/13/09/2025, S/Robbery, Suspects- Gavume Grace and others still atlarge.
Suspicious Land Transfer
Legal experts we interviewed during our investigations, who preferred anonymity, have also raised red flags about how the Lands Ministry processed a transfer to Madhvani Group without any supporting documents. No gift deed, no vesting order, and no proof of ownership were ever filed. Yet somehow, the title was transferred.
“There is concern on how court and the Lands Ministry could transfer a land title without any paper evidence or ownership, because there is no record on file to warrant such a land transfer,” one lawyer familiar with land matters observed.
Political Pressure and Settlement Attempts
The dispute reached State House, where President Museveni advised both parties to let court decide. Later, Madhvani reportedly approached Gen. Salim Saleh to pressure Kaboyo into stepping aside, demanding USD 1.5 million from her to withdraw their claim. Kaboyo countered by asking what compensation she would receive in return. Madhvani allegedly offered only UGX 300 million — talks collapsed.
In Conclusion because conclude we must
The Rippon Falls saga exposes a deeper tension between old-money investor groups and new local entrants into Uganda’s investment landscape. The facts so far indicate that Kaboyo legally secured tenancy in 2015, while Madhvani’s ownership trail rests on a “gift” without documents and questionable land transfers.
As the case heads to the Jinja High Court, it has become a litmus test for whether rule of law will prevail over wealth and influence in Uganda’s property sector.
This week, this matter came up for hearing at Jinja high court and was summerily adjourned to May next year! We will keep a tab on it. Watch the space…
Who is Madhvani?
Mayur Madhvani is a prominent Ugandan industrialist and one of the key directors of Kakira Sugar Works, which is part of the Madhvani Group of Companies — one of the largest conglomerates in East Africa.
The Madhvani family are Ugandans of Indian (Gujarati) descent. Their forefather, Muljibhai Madhvani, migrated from India to Jinja, Uganda, around 1912, during the British colonial period. He started as a small trader and gradually built a large business empire. The Madhvani Group, formally founded in 1930, the Madhvani Group grew into a powerful conglomerate spanning industries such as; Sugar production (Kakira Sugar Works),Tea, coffee, floriculture, Insurance and construction,Tourism (e.g., Mweya Safari Lodge and Para Safari Lodge), Steel, energy, and hospitality.
Before Idi Amin’s 1972 expulsion of Asians, the Madhvani Group controlled a significant portion of Uganda’s GDP. Their empire was later nationalized during Amin’s regime, but after 1985, the family returned and revived most of their businesses.
Mayur is married to actress Mumtaz (Mumtaz Askari), a renowned Bollywood film star of the 1970s. They have two daughters
