FIG PUBLICATION NO. 86STDM Conceptual Model in Action: Towards Bridging Tenure Gaps to Meet Global Land ChallengesFIG GUIDEMarch 2026
Main Editor: Eva-Maria Morscher-Unger
FOREWORDBy Diane Dumashie, FIG President (2023-2026)
The journey of STDM, as documented in this publication, is one of impactful partnership working. In the early years of GLTN (2006 -2010) STDM was developed as a multi-partner pro-poor land tool in support of sustainable land management. It was seen as the key tool for implementing the GLTN foundational concept of a “continuum of land rights” and presented in the joint FIG/GLTN publication (FIG Pub. 52, 2010). Now, after 15 years, this publication provides an insight into the further evolution and use of STDM including its integration with the Land Administration Domain Model (LADM), which is recognised as a normative annex in the ISO standard, a significant milestone. Moreover, this integration enables the direct use of STDM-based information within national land information systems, thereby broadening the scope and impact of STDM on pressing global issues. Furthermore, the publication also outlines the possible pathways for aligning the STDM Model with the UN-GGIM Framework for Effective Land Administration (FELA). At the heart of STDM’s success are partnerships and capacity-building that initiates and empowers local communities, governments, and professionals. Notably, the STDM model has been used successfully within the FIG Volunteer Community Surveyor Program (VCSP) providing the opportunity for young surveyors to engage and foster collaboration in the fieldwork of recording customary and informal land rights. STDM distinguishes itself through its adaptability and inclusivity, proven its value in diverse contexts, from urban slums and rural communities to post-conflict and post-disaster settings. Its ability to enhance tenure security for marginalised populations is particularly noteworthy. Such recordation of legitimate land rights is the foundation for adequate housing, improved living conditions, agricultural productivity, and the resolution of land disputes. Looking ahead, the future of STDM depends on its ability to scale and sustain implementations while remaining inclusive and adaptable. Advocacy and awareness efforts, both nationally and globally, alongside robust governance and financial sustainability are essential to drive adoption and ensure that STDM reaches those who need it most. The authors from Kadaster International, the University of
Twente, NL and the GLTN secretariat are to be congratulated with
providing this insightful publication, with contributions from the wider
community. Forewordby Ombretta Tempra, Chief, Land, Housing and Informal Settlement Section, Global Solutions Division UN Habitat
Its use across informal settlements, customary areas, and crisis-affected fragile settings in Africa, Asia‑Pacific and the Arab region demonstrates that STDM does more than document land rights. It also creates space for meaningful dialogue by bringing together communities, local authorities, traditional leaders and governments to address tenure issues, resolve disputes and shape more responsive land-related policies and laws. This publication comes at a time when global priorities are shifting, making STDM even more relevant. Food security demands stronger recognition of smallholder and women farmers’ land rights. The climate crisis requires data and tools that help communities adapt and manage risks. Displacement and conflict continue to uproot millions, underscoring the urgency of protecting Housing, Land and Property (HLP) rights. Globally, the adoption of STDM as an annex to the revised ISO Land Administration Domain Model (LADM) elevates it from an alternative approach to an internationally recognized pathway for inclusive land administration. These priorities reflect GLTN’s commitment to securing land rights for all and align closely with UN‑Habitat’s Strategic Plan, which places housing, land and basic services at the center of sustainable urbanization. STDM continues to show how GLTN’s mission is realized in practice through tools that are inclusive, gender‑responsive and fit for purpose. While much has been achieved, continued effort is needed. Sustaining country‑level results, integrating STDM with national land information systems, maintaining long‑term capacity development and securing financial support remain critical. This publication demonstrates that strong foundations have been laid through a shared commitment to ensuring no person, community or tenure type is left behind.
UN‑Habitat remains determined to continue working with GLTN partners to
bridge the gap between global policy and local experiences and to advance
land tenure security, good land governance and fit-for-purpose land
administration as a drivers of equitable and sustainable development, for a
more dignified future for all. Executive SummaryThe Social Tenure Domain Model (STDM) is an innovative concept, model, and information tool designed to address gaps in conventional land administration systems by recognising and documenting all people-to-land relationships, including non-formal and customary rights along the continuum of land rights. Developed by the Global Land Tool Network (GLTN), STDM aims to complement traditional systems by offering a flexible, inclusive, and affordable alternative option to collect, manage and disseminate land information. This publication examines the evolution of STDM and its growing role in addressing global challenges such as food security, housing rights for displaced populations, migration and climate resilience. Land administration and its land administration systems are foundational to sustainable development, yet they often fail to encompass the realities of informal and customary tenure systems, leaving many communities unrecognised and vulnerable. STDM bridges this gap by providing a means to document all people-to-land relationships, contributing to poverty reduction, gender equality, and environmental sustainability. It is firmly aligned with key global frameworks supporting sustainable development such as the UN Framework for Effective Land Administration (FELA). STDM has demonstrated its capacity to enhance land tenure security, particularly for marginalised populations such as slum dwellers, smallholder farmers, women, and displaced communities. Its application in diverse settings has shown how secure tenure is the basis of adequate housing, improves living conditions, fosters agricultural productivity, reduces land disputes, and supports sustainable land management. Furthermore, STDM has proven to be a valuable tool in post-conflict and post-disaster contexts, helping to document and restore land rights, enabling communities to rebuild their livelihoods. The integration of STDM with the Land Administration Domain Model (LADM) has further strengthened its relevance, ensuring compatibility with an international ISO standard, and so enhancing interoperability with national land administration systems. This synergy supports broader applications of STDM, from improving food security; housing, settlement planning, land and property rights of displaced populations; addressing urbanisation challenges and promoting climate action. The future of STDM lies in its ability to scale and sustain implementations while maintaining inclusivity and adaptability. Achieving this requires strong governance, community ownership, and financial sustainability. Legal and policy frameworks must recognise and formalise STDM’s contributions, and sustainable funding mechanisms must be established. Technological advancements, such as mobile integration, cloud-based systems, AI and ML, and enhanced data security, will ensure that STDM continues to meet the evolving needs of land administration. At the heart of STDM’s success are partnerships and capacity-building initiatives that empower local communities, governments, and professionals. Programs like the FIG Volunteer Community Surveyor Program (VCSP) have demonstrated the transformative impact of engaging young professionals and fostering collaboration. Advocacy and awareness efforts at both national and global levels are critical to drive global adoption and ensuring that STDM reaches those who need the concept most. STDM has evolved into a transformative concept for inclusive and sustainable land administration. Its alignment with international frameworks and its proven adaptability across diverse contexts position STDM as a crucial enabler for all. ContentsForeword (FIG and UN-Habitat Read the full FIG Publication 86 in pdf
Copyright © The International Federation of Surveyors (FIG), March 2026. All rights reserved. International Federation of Surveyors (FIG) Published in English Published by |
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FIG PUBLICATION No 86
STDM Conceptual Model in Action: Towards Bridging Tenure Gaps to Meet
Global Land Challenges |
