Following introductory historical sections, paper focuses on the impact of land-market reform at the village level – including the extent of conversions, conversions for elites, land speculation, displacement, enclosures, conflict and resistance – and on the (mal)administration of land. Concludes that the benefits of market-based land reform have accrued to local elites and outside investors. Land administration has proved highly malleable and is subject to perversion by local elites, traditional rulers, outside investors, and government officials. Donors bear some responsibility for this.