From displacement to development: a tailored land acquisition and resettlement framework for Malawi

Purpose This study investigates the challenges of land acquisition and resettlement in irrigation infrastructure projects in developing countries, with a focus on Malawi. Existing systems often cause displacement and socioeconomic disruption due to insecure land tenure, inadequate compensation and weak enforcement. The research aims to identify systemic shortcomings and propose a context-specific, rights-based framework that aligns with local governance, sociocultural norms and sustainable development goals. By analyzing both donor-funded and state-led projects, the study seeks to develop strategies that ensure equitable outcomes, protect affected communities and offer a model for effective land governance across Southern Africa. Design/methodology/approach The study employs a mixed-methods approach combining quantitative and qualitative data. It analyzes 165 irrigation projects across Southern Africa and conducts surveys with 602 individuals affected by nine Malawian schemes. Comparative assessment of donor-funded and state-led initiatives evaluates the effectiveness of current land acquisition and resettlement practices. The research examines legal frameworks, grievance mechanisms, compensation models and community engagement processes. Data were triangulated to identify systemic weaknesses, patterns of implementation failure and gaps in protection. The methodology enables both a regional overview and an in-depth understanding of Malawi’s context-specific challenges in balancing development and social equity. Findings The study reveals that land acquisition frameworks in Malawi and the broader Southern African region disproportionately prioritize financial compensation, often neglecting community participation and post-displacement support. Donor-funded projects demonstrate stronger safeguards but face implementation challenges, while state-led initiatives frequently lack basic protections. Legal and institutional frameworks are inadequate, with few countries establishing resettlement-specific laws or grievance mechanisms. These shortcomings result in socioeconomic disruption and inequitable outcomes for affected populations. The research proposes a rights-based framework emphasizing equitable valuation, meaningful engagement, post-displacement assistance and standardized protections, offering a sustainable approach to land acquisition that balances development objectives with community well-being. Research limitations/implications Only 188 irrigation projects were assessed from Southern African Development Community since others were not accessible. Practical implications Land acquisition frameworks must be responsive in the provision and execution and able to address resettlement issues when triggered so that the process is fair to the project-affected people. Social implications Land acquisition frameworks must be able to address resettlement issues when triggered so that the process is fair to the project-affected people. Originality/value This study offers an original contribution by shifting the focus from compensation-centric land acquisition to a rights-based, sustainable framework tailored to developing countries with customary land tenure systems. Unlike prior research that primarily documents failures of existing mechanisms, this work integrates empirical evidence from 165 irrigation projects and surveys of 602 affected individuals in Malawi to identify systemic shortcomings and regional trends. It uniquely compares donor-funded and state-led initiatives, highlighting implementation gaps. By proposing a comprehensive framework that emphasizes equitable valuation, community engagement, post-displacement support and standardized protections, the study presents a novel, actionable model for just and effective land governance in Southern Africa.