Authored by the expert who managed and guided the team behind the Uganda Property Pack
Everything you need to know before buying real estate is included in our Uganda Property Pack
Uganda's property market is experiencing steady growth with apartments and detached houses dominating urban areas, while prices in Kampala range from UGX 315-330 million for a 60 sqm apartment to over UGX 1 billion for luxury properties.
The country's real estate landscape varies significantly between cities, with Kampala commanding the highest prices, followed by Entebbe and Jinja. Property values have increased by 11.5% over the past five years, and forecasts suggest continued growth driven by urbanization and economic development.
If you want to go deeper, you can check our pack of documents related to the real estate market in Uganda, based on reliable facts and data, not opinions or rumors.
Property prices in Uganda vary dramatically by location, with Kampala's premium neighborhoods like Kololo and Nakasero commanding prices starting from $400,000, while secondary cities offer more affordable options.
The market shows promising growth potential with 5-10% annual price increases expected, making it attractive for both investors and residents seeking quality properties.
| Property Type | Kampala Price (UGX) | Entebbe Price (UGX) | Jinja Price (UGX) |
|---|---|---|---|
| Apartment (60 sqm) | 315-330 million | 250-300 million | 200-250 million |
| Detached House (100 sqm) | 525-550 million | 400-500 million | 465 million |
| Townhouse (150 sqm) | 840-880 million | 700-800 million | 600-700 million |
| Luxury Villa (200 sqm) | 1.26-1.32 billion | ~1 billion | ~900 million |
| Prime Land (1 acre) | 2-2.8 billion | ~1 billion | ~500 million |
What types of properties are most common in Uganda's real estate market?
Detached houses remain the most prevalent property type across Uganda's urban areas, particularly in established neighborhoods and suburban estates.
In major cities like Kampala, Entebbe, and Jinja, apartments are becoming increasingly popular among young professionals and expatriates seeking modern amenities and central locations. These typically range from 50-120 square meters and offer secure living with communal facilities.
Townhouses and row houses are gaining significant traction in planned residential estates, offering a middle ground between apartments and standalone houses. These properties typically feature 2-4 bedrooms and private outdoor spaces while maintaining community security features.
Plots of land represent a substantial portion of property transactions, especially in expanding suburbs where buyers purchase undeveloped land for future construction. These range from small residential plots of 25x30 meters to larger acreage for commercial or agricultural purposes.
It's something we develop in our Uganda property pack.
What are the average property prices in Kampala, Entebbe, and Jinja?
Kampala consistently commands the highest property prices in Uganda, with significant variations based on property type and location within the city.
For apartments, a standard 60 square meter unit in Kampala costs between UGX 315-330 million as of June 2025. Detached houses averaging 100 square meters range from UGX 525-550 million, while townhouses spanning 150 square meters typically cost UGX 840-880 million.
Entebbe offers more moderate pricing, with similar apartments costing approximately UGX 250-300 million and detached houses priced around UGX 400-500 million. The proximity to Uganda's international airport and Lake Victoria makes Entebbe particularly attractive to expatriates and frequent travelers.
Jinja presents the most affordable option among major cities, with 60 square meter apartments ranging from UGX 200-250 million and 100 square meter houses averaging UGX 465 million. The city's industrial heritage and strategic location along the Nile make it an emerging investment destination.
Luxury properties command premium prices across all cities, with 200 square meter villas in Kampala reaching UGX 1.26-1.32 billion, while similar properties in Entebbe and Jinja cost approximately UGX 1 billion and UGX 900 million respectively.
Which neighborhoods offer the best value for different budgets?
Kampala's most expensive neighborhoods include Kololo, Nakasero, and Muyenga, where properties start from $400,000-500,000 and cater to diplomats, expatriates, and high-net-worth individuals.
Kololo stands as the most prestigious area, offering ultra-premium properties with excellent security, proximity to embassies, and well-maintained infrastructure. Nakasero provides central location advantages with government offices and commercial districts nearby.
Up-and-coming areas like Naguru, Nakawa, Luzira, and Munyonyo present excellent investment opportunities with ongoing infrastructure development and new residential estates. These neighborhoods offer potential for significant appreciation as urban development expands.
Budget-friendly options exist in Kampala's outskirts, including Kira and Namugongo, where first-time buyers can find affordable houses and land parcels. These areas benefit from improving road networks and growing commercial amenities.
Secondary cities like Jinja and Entebbe provide overall affordability compared to central Kampala while offering good amenities, making them attractive for both investment and residential purposes.
How have property prices changed in recent years?
Uganda's national property market has demonstrated consistent growth over the past five years, with average prices increasing by 11.5% from 2019 to 2024.
The past year has seen accelerated growth in specific areas, with Kampala Central experiencing up to 16% price increases as of June 2025. This surge reflects increased demand for central locations and limited supply of quality properties.
Annual growth rates typically range between 5.6% nationally, though certain neighborhoods have experienced higher appreciation rates due to infrastructure improvements and development projects. Areas like Naguru and Nakawa have benefited from new commercial developments and improved road access.
Some regions, particularly in Nakawa and Wakiso districts, experienced modest or slightly negative growth in certain years due to market corrections and oversupply in specific segments. However, the overall trajectory remains positive across most property types and locations.
As we reach mid-2025, market indicators suggest continued upward pressure on prices driven by urbanization, population growth, and increasing middle-class purchasing power.
What are the forecasts for Uganda's property market?
Short-term forecasts for 2025 indicate property prices will rise 5-10% depending on property type and location, with urban areas expected to outperform rural markets.
The medium-term outlook for 2026-2030 projects continued growth driven by ongoing urbanization, infrastructure development, and expanding middle-class demographics. Annual increases of 5-7% are projected if current economic trends persist and political stability continues.
Long-term forecasts extending to 2035 remain optimistic, though subject to economic stability, government policies, and regional developments. The growing technology sector and improving business environment support positive long-term prospects.
Key growth drivers include continued urban migration, infrastructure projects like the Standard Gauge Railway, and increasing foreign investment in Uganda's economy. These factors are expected to sustain demand for quality residential and commercial properties.
However, forecasts assume continued political stability, economic growth, and absence of major external shocks that could disrupt the property market trajectory.
Don't lose money on your property in Uganda
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What additional costs should buyers expect when purchasing property?
Property purchases in Uganda involve several additional costs beyond the purchase price that buyers must factor into their budget.
Stamp duty represents the largest additional cost at 1% of the transaction value, paid to the Uganda Revenue Authority. For a UGX 500 million property, this amounts to UGX 5 million in stamp duty fees.
Legal fees typically range from UGX 500,000 to UGX 3 million depending on transaction complexity, property value, and legal firm chosen. These fees cover title searches, contract preparation, and legal representation during the transaction process.
Real estate agent commissions usually range from 2-5% of the purchase price, though this can sometimes be negotiated. For a UGX 500 million property, commission costs could range from UGX 10-25 million.
Annual property tax, known as rates, typically amounts to 6% of the assessed annual rental value. Additional costs include due diligence fees, property inspections, and title search expenses that can add UGX 1-2 million to the total transaction cost.
How much property space can different budgets secure across regions?
Budget allocation varies significantly across Uganda's regions, with Kampala requiring higher investment for comparable space compared to secondary cities.
| Budget Range (UGX) | Kampala Property Size | Entebbe/Jinja Property Size |
|---|---|---|
| 200-300 million | 50-70 sqm apartment | 70-90 sqm apartment or small house |
| 300-500 million | 60-100 sqm apartment/small house | 80-120 sqm house or land plot |
| 500-800 million | 100-150 sqm house | 120-180 sqm house or larger plot |
| 800 million - 1 billion | 150-200 sqm townhouse | 180-250 sqm house or premium plot |
| 1+ billion | 200+ sqm luxury property | 250+ sqm luxury property or multiple plots |
In upscale areas like Kololo and Nakasero, buyers typically receive smaller properties for the same budget due to premium location pricing and higher per-square-meter costs.
Secondary cities often provide better value propositions, allowing buyers to secure larger properties or prime land parcels for budgets that would only purchase modest apartments in central Kampala.
What mortgage options are available for property buyers?
Uganda's mortgage market offers several financing options for qualified buyers, with varying interest rates and terms depending on the lender and borrower profile.
Local commercial banks typically offer mortgage products with interest rates ranging from 9.75% to 11.5% on variable rate terms. These mortgages usually require 20% down payments and offer repayment periods up to 15 years for residential properties.
International lenders and institutions like UNFCU provide more competitive rates for qualified borrowers, with variable rates as low as 5.9-6.4% and fixed rates between 7.99-8.99%. These options often feature more flexible terms and longer repayment periods.
Most lenders charge a 1% processing fee and typically do not impose pre-payment penalties, allowing borrowers to pay off loans early without additional costs. Loan-to-value ratios usually cap at 80% for residential properties.
It's something we develop in our Uganda property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Uganda versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Which areas and property types work best for permanent residence?
Premium neighborhoods like Kololo, Muyenga, Naguru, and Bugolobi offer the best living experience for expatriates and professionals seeking security, amenities, and proximity to international schools and embassies.
These areas feature reliable utilities, good road infrastructure, proximity to healthcare facilities, and established expatriate communities. Properties in these neighborhoods typically include modern security systems, backup power, and water storage facilities.
Suburban estates in areas like Kira and Namugongo provide excellent options for families seeking larger properties, gardens, and quieter environments while maintaining reasonable commuting distances to Kampala's business districts.
Entebbe appeals to residents preferring a more relaxed lifestyle near Lake Victoria and Uganda's international airport. The town offers good amenities, international schools, and a significant expatriate population working in international organizations.
For full-time residents, detached houses or townhouses in secure estates typically provide the best combination of space, security, and community amenities needed for comfortable long-term living.
What property types generate the best rental income?
Short-term rental properties through platforms like Airbnb perform exceptionally well in Uganda's major cities, with Entebbe leading average monthly revenues at $425, followed by Jinja at $402 and Kampala at $291.
Furnished apartments in central locations attract the highest short-term rental rates, particularly those near airports, business districts, and tourist attractions. Properties with modern amenities, reliable internet, and backup power command premium rates.
Long-term rental investments favor detached houses and apartments near universities, business districts, and industrial areas where demand for stable accommodation remains consistent. These properties typically attract expatriate workers, NGO staff, and growing middle-class professionals.
Key success factors for rental properties include proximity to city centers, reliable security, modern amenities, and professional property management. Properties in areas with good infrastructure and transport links consistently achieve higher occupancy rates and rental yields.
The rental market benefits from Uganda's growing economy, increasing expatriate population, and expanding tourism sector, making well-located properties attractive income-generating investments.
Which properties offer the best potential for capital appreciation?
Up-and-coming neighborhoods like Naguru, Nakawa, Luzira, and Munyonyo present the strongest appreciation potential due to ongoing infrastructure development and urban expansion projects.
Land parcels in growth corridors and expanding suburbs often yield the highest returns as infrastructure improvements increase accessibility and development potential. These investments benefit from Uganda's rapid urbanization and population growth.
Well-maintained apartments in established prime areas like Kololo and Nakasero maintain consistent demand among expatriates and high-income professionals, ensuring steady appreciation and liquidity when reselling.
Properties near planned infrastructure projects, including new roads, shopping centers, and business districts, typically experience above-average appreciation as development progresses and area desirability increases.
It's something we develop in our Uganda property pack.
How do Uganda's property prices compare to other African cities?
Uganda's property market offers competitive pricing compared to similar-sized African cities, with Kampala's 60 square meter apartments priced at UGX 315-330 million, comparable to regional markets.
| City | Average Apartment Price (60 sqm) | 5-Year Growth Rate | Short-term Rental Income |
|---|---|---|---|
| Kampala, Uganda | 315-330 million UGX | 11.5% | $291/month |
| Nairobi, Kenya | 6-8 million KES (~200-270m UGX) | 8-10% | $350-400/month |
| Kigali, Rwanda | 30-40 million RWF (~300-400m UGX) | ~10% | $250-350/month |
| Accra, Ghana | 400,000-600,000 GHS (~250-400m UGX) | ~10% | $300-500/month |
| Lagos, Nigeria | 80-120 million NGN (~200-300m UGX) | 12-15% | $400-600/month |
Uganda's property market demonstrates superior growth rates at 11.5% over five years, outperforming several regional markets while maintaining competitive pricing structures.
The country's short-term rental market, particularly in Entebbe at $425 monthly average, competes favorably with established markets like Nairobi and Accra, indicating strong tourism and business travel demand.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Uganda's property market offers compelling opportunities for both investors and residents, with steady growth, competitive pricing, and strong rental yields across major cities.
The combination of political stability, economic growth, and ongoing infrastructure development creates a favorable environment for property investment, particularly in emerging neighborhoods and secondary cities.
Sources
- Walisa Property - Uganda Housing Types
- Daily Monitor - Types of Houses in Uganda
- The African Vestor - Uganda Price Forecasts
- Uganda Property Centre - Jinja Market Trends
- Spectrum Properties - Real Estate Investment Uganda
- Real Estate Database - Kampala Neighborhoods
- Estate Lad - Top Kampala Neighborhoods 2025
- AirROI - Entebbe City Report