This paper outlines relationships between exclusive and secure property rights to land, land transfers, farm productivity, access to credit and on-farm investment. A survey of freehold and Trust farmers was conducted in the Madadeni district of KwaZulu to investigate these relationships. Despite the existence of title-deeds, it was found that many of the respondents did not have exclusive use rights to land. Non-exclusive use rights occurred where land was co-owned, mutually occupied by two or more members of a family or registered in the name of a deceased person. Land market activity was generally confined to rental transactions by individuals who had exclusive use of land. In the absence of zoning regulations, several landowners had leased plots to residential tenants, with some farms becoming entirely residential. Results of logit analysis indicate that investment in on-farm improvements is higher where tenure is private and secure. It is concluded that exclusive and secure property rights facilitate the land market, promoting efficiency in agriculture. Recommendations give due consideration to the equity implications of land sale and land rental markets and to the consequences of zoning.