<p>Edwards III’s policy implementation model considers four factors, namely bureaucratic structure, communication, resources, and disposition, that affect the success of policy implementation. By extending that model, this study examined the role of transformational leadership and public participation in the context of implementing the urban land lease policy in Addis Ababa, Ethiopia. The study adopted a survey design, utilizing responses from 187 questionnaires were used. The results show the factors of bureaucratic structure, communication, resources, transformational leadership, and public participation have a significant impact on the land leasing policy implementation. The result also dropped disposition as a factor affecting policy implementation.</p>