Since 2005, Madagascar has committed itself into a deep land reform, based on modernization of the land administration and on decentralization of the land management to the Communes. This paper outlines the original context and the orientations of the land reform, by highlighting the process implementation, its achievements and its limits. It emphasizes the expectations of land reform and reports the first observable outcomes. Lastly, this paper addresses the process for evaluating the land reform, related to different economic and social sectors.