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
Average house prices in Uganda vary significantly by region, with Kampala commanding the highest prices at UGX 315-330 million for a 60sqm apartment and UGX 525-550 million for a 100sqm detached house as of September 2025.
Property prices have grown by 11.5% over the past five years, with urban markets like Kampala experiencing stronger gains, particularly in the last two years with year-on-year growth of 3.8% in Q1 2025.
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.
Uganda's property market shows strong regional variations with Kampala leading at premium prices, while secondary cities like Entebbe and Jinja offer more affordable options.
The market has demonstrated steady growth with positive forecasts for continued price appreciation driven by urbanization and infrastructure development.
| Property Type | Kampala (UGX) | Entebbe (UGX) | Jinja (UGX) |
|---|---|---|---|
| Apartment (60sqm) | 315-330 million | 250-300 million | 200-250 million |
| Detached House (100sqm) | 525-550 million | 400-500 million | 465 million |
| Townhouse (150sqm) | 840-880 million | 700-800 million | 600-700 million |
| Luxury Villa (200sqm) | 1.26-1.32 billion | ~1 billion | ~900 million |
| Price per sqm (average) | UGX 3.46 million | UGX 2.8 million | UGX 2.3 million |
What's the average house price in Uganda overall, and does it differ significantly by region like Kampala, Entebbe, or Jinja?
Average house prices in Uganda vary dramatically by region, with Kampala commanding the highest prices in the country.
As of September 2025, a typical 60sqm apartment costs UGX 315-330 million in Kampala, compared to UGX 250-300 million in Entebbe and UGX 200-250 million in Jinja. For detached houses of 100sqm, Kampala prices range from UGX 525-550 million, while Entebbe offers similar properties for UGX 400-500 million and Jinja for around UGX 465 million.
The price differential becomes even more pronounced for larger properties. Townhouses of 150sqm cost UGX 840-880 million in Kampala, UGX 700-800 million in Entebbe, and UGX 600-700 million in Jinja. Luxury villas of 200sqm can reach UGX 1.26-1.32 billion in Kampala's prime neighborhoods like Kololo, Nakasero, and Naguru, while similar properties in Entebbe cost around UGX 1 billion and in Jinja approximately UGX 900 million.
Per square meter pricing in central Kampala averages UGX 321,480 per square foot, which translates to approximately UGX 3.46 million per square meter, making it significantly more expensive than secondary cities.
It's something we develop in our Uganda property pack.
How do prices vary by property type—apartments, detached houses, townhouses, luxury villas—and by size per square meter?
Property prices in Uganda's residential market follow a clear hierarchy based on type and size specifications.
Apartments represent the most affordable entry point, with 60sqm units starting from UGX 315 million in central Kampala and decreasing significantly in secondary cities. The average price per square meter for apartments in Kampala's city center reaches UGX 3.46 million, making them the most cost-effective option per unit of space.
Detached houses command premium pricing, with 100sqm properties averaging UGX 525 million in Kampala. These standalone properties offer privacy and land ownership benefits that justify their higher per-square-meter costs compared to apartments. Townhouses, typically 150sqm, represent a middle-ground option at UGX 840 million in Kampala, offering more space than apartments while remaining more affordable than luxury villas.
Luxury villas top the market at UGX 1.26-1.32 billion for 200sqm properties in Kampala's premium neighborhoods. These properties often include extensive grounds, premium finishes, and exclusive locations that significantly increase their per-square-meter value. The luxury segment can exceed UGX 1.3 billion for properties with exceptional features or prime locations.
Regional variations show properties in Entebbe and Jinja typically cost 20-40% less than comparable Kampala properties across all categories.
What are typical total costs when buying, including fees, taxes, and closing costs, beyond just the sticker price?
Total property acquisition costs in Uganda extend well beyond the advertised purchase price, with additional fees typically adding 5-10% to your final investment.
Stamp duty represents the largest additional cost at 1-1.5% of the property value, payable to the Uganda Revenue Authority. Legal fees range from 1-2% of the property value to handle essential processes including title searches and purchase agreement preparation. Agent commissions vary from 2-5% for standard properties, though premium homes can attract commissions of 5-10%.
Registration and survey costs vary by district and property size, typically ranging from UGX 1-7 million. Annual property rates in Kampala equal 6% of the property's rental value, creating an ongoing ownership cost. Additional expenses include title search fees, due diligence costs, surveyor fees, and potential ground rent for leasehold properties.
Capital gains tax applies to property resales at 5% of the profit, while buyers should budget for various administrative fees during the transfer process. Foreign buyers may face additional documentation and verification costs.
Smart buyers budget an extra 8-12% beyond the purchase price to cover all acquisition costs and initial setup expenses.
How have average house prices changed over the past five years, and what's the year-on-year change over the last one year?
Uganda's residential property market has demonstrated steady growth over the past five years, with total growth of 11.5% representing an average annual increase of 2.2%.
The past year has shown accelerated growth, with the House Price Index recording year-on-year growth of 3.8% for Q1 2025, up from 3.2% in Q4 2024. This acceleration reflects increasing urbanization and infrastructure investment, particularly in Kampala and surrounding areas.
Kampala's top neighborhoods have experienced the strongest price appreciation, with annual increases of 8-12% in 2025 as demand continues to outpace supply. Prime areas like Kololo, Nakasero, and Naguru have seen particularly robust growth due to their appeal to expatriates, diplomats, and affluent locals.
Urban markets have consistently outperformed rural areas, with Kampala and Entebbe leading growth trends. The past two years have shown especially strong performance as infrastructure projects and urban development have increased property values in strategic locations.
Secondary cities like Jinja and emerging suburbs around Kampala have also participated in this growth, though at more moderate rates than premium urban locations.
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What are forecasts or price growth projections for the next 1, 5, and 10 years?
Uganda's property market forecasts show continued positive growth across all timeframes, with urban areas expected to outperform secondary markets.
Short-term forecasts for the remainder of 2025 expect price increases of 5-10%, with prime urban areas likely achieving the higher end of this range. Kampala's established neighborhoods are projected to see 8-12% growth due to continued infrastructure development and urban population growth.
Five-year projections indicate Kampala will average 6-8% annual growth, while emerging and secondary cities are expected to achieve 5-7% annual appreciation. These projections assume continued political stability and economic growth supporting urbanization trends.
Ten-year forecasts suggest sustained growth of 5-10% annually if positive economic and political trends continue. Major infrastructure projects and urbanization initiatives could push urban property prices higher, particularly in new development corridors around Kampala. The government's focus on infrastructure and urban planning supports these optimistic long-term projections.
Emerging areas like Kira, Najjera, and Mukono are expected to see above-average growth as they benefit from proximity to Kampala while offering more affordable entry points.
If you were buying to live in the property, what are the best value areas or property types right now?
Best value areas for owner-occupiers focus on emerging suburbs that offer quality of life improvements while maintaining reasonable pricing.
Kira, Najjera, and Namugongo represent excellent value propositions, offering affordable entry points with rapid infrastructure development and appreciation potential. These areas provide modern amenities while remaining significantly more affordable than central Kampala.
Secondary cities offer exceptional value for lifestyle-focused buyers. Mukono, strategically located on the Kampala-Jinja highway, provides easy access to the capital while offering lower property prices and less congestion. Wakiso, near Kampala but less crowded, combines affordability with convenience for commuters.
Entebbe presents unique value with its proximity to the international airport, lakeside location, and growing amenities. Properties in Entebbe cost 20-30% less than comparable Kampala properties while offering superior quality of life for many residents.
Property type recommendations favor apartments and smaller detached homes in suburban locations over luxury properties in established city-center areas. These properties offer better value per square meter and stronger potential for appreciation as infrastructure develops.
It's something we develop in our Uganda property pack.
If you wanted to rent out—either short-term or long-term—which locations or types offer the best rental yields?
Rental yields in Uganda's residential market range from 3.7-6.4% for most properties, with specific locations and property types offering superior returns.
Prime luxury rentals in Kololo, Nakasero, and Naguru can achieve yields approaching 8-10% for executive and furnished apartments, particularly those serving the expatriate and diplomatic market. These properties command premium rents due to their locations and amenities.
Entebbe offers excellent short-term rental potential, with median Airbnb properties grossing approximately $305 per month and top-performing properties earning $946+ monthly. Occupancy rates peak from December through August, making it attractive for vacation rental investors.
Smaller apartment units typically generate higher yields than large luxury properties, as they appeal to a broader tenant base and achieve better rent-to-price ratios. Properties near major employment centers, universities, and transportation hubs consistently outperform isolated locations.
Long-term rental markets favor properties in established neighborhoods with reliable infrastructure, while short-term rentals perform best in tourist-friendly areas like Entebbe and certain Kampala neighborhoods with airport access and entertainment venues.
If your goal was "buy now and resell later at a higher price," what are the most promising areas or asset types?
Capital appreciation opportunities concentrate in emerging growth corridors and luxury market segments with limited supply.
Kira, Najjera, and Mukono represent the most promising areas for appreciation due to infrastructure development and population growth. These areas benefit from proximity to Kampala while offering room for significant value increases as development progresses. Lubowa, Bugolobi, and Mbuya Hills are developing luxury segments with strong appreciation potential.
Asset types with the strongest appreciation potential include brand new apartments and townhouses in developing corridors, as these properties benefit from both market growth and premium positioning. Large plots in Wakiso district offer excellent potential for future development or subdivision as urban expansion continues.
The luxury segment in established areas like Kololo and Nakasero maintains resale price stability due to consistent demand from diplomats and expatriates, though competition among luxury properties is intense. New luxury developments in emerging areas may offer better appreciation potential than established luxury properties.
Properties near planned infrastructure projects, including new roads, shopping centers, and transportation hubs, typically experience accelerated appreciation as development progresses.
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.
What are the most expensive neighborhoods or property types in Uganda, and which areas are emerging as upcoming or more budget-friendly?
| Market Tier | Examples | Price Range |
|---|---|---|
| Most Expensive | Kololo, Nakasero, Naguru, Lubowa | $100,000–$340,000+ for 3-bedroom |
| Luxury Segment | Mbuya Hills, Bugolobi, Ntinda | $120,000–$600,000 |
| Upcoming/Budget | Kira, Najjera, Namugongo, Bweyogerere, Mukono | $20,000 (plots)–$50,000 (houses) |
| Entebbe | Various locations, rising rapidly | $60,000–$120,000 |
| Wakiso | Large plots, flexible development | $30,000+ for land |
| Secondary Cities | Jinja, Mbarara, Gulu | $25,000–$80,000 |
| Rural/Agricultural | Outlying districts | $10,000–$30,000 |
Can you give example purchase prices—with specifics like UGX amounts for different types and locations—to illustrate the range?
Specific property prices across Uganda demonstrate the significant range available to different budget levels and investment strategies.
In Kampala, a 60sqm apartment costs UGX 315-330 million (approximately $85,000-$90,000), while a 100sqm detached house ranges from UGX 525-550 million ($140,000-$150,000). Townhouses of 150sqm command UGX 840-880 million ($225,000-$235,000), and luxury villas of 200sqm reach UGX 1.26-1.32 billion ($330,000-$355,000).
Budget options include entry-level plots starting at $20,000 in outer suburbs, with completed houses available from $50,000 in emerging districts. These represent excellent entry points for first-time buyers or investors seeking affordable exposure to Uganda's property market.
Entebbe and Jinja offer similar property types at 20-40% discounts to Kampala prices. Three-bedroom homes in secondary towns range from $50,000-$80,000, providing significant value for buyers not requiring Kampala proximity.
Premium properties in Kololo and Nakasero can exceed $500,000 for luxury villas with extensive grounds and premium finishes, representing the top tier of Uganda's residential market.
It's something we develop in our Uganda property pack.
How do mortgage costs and loan availability affect affordability and financing options?
Mortgage financing in Uganda has become increasingly accessible, with competitive interest rates and improving loan terms enhancing property affordability.
Typical local mortgage interest rates start as low as 5.9-6.4% for variable rate loans, while fixed-rate mortgages range from 8-9% over 15-year terms. Some commercial banks may charge higher rates, but competition has generally driven rates down in recent years.
Processing fees typically equal 1% of the loan amount, with standard loan terms of 15 years and lending capacity up to $1 million for qualified borrowers. Lenders typically require 20-30% down payments, though some programs offer lower down payment options for qualified buyers.
Recent mortgage reforms will soon make it easier for primary lenders to access cheaper refinance funding, which could further reduce interest rates and improve affordability for borrowers. The government's focus on financial sector development supports continued improvement in mortgage accessibility.
Foreign buyers can access mortgage financing, though additional documentation and higher down payments may be required. Local banks increasingly offer specialized programs for expatriate and foreign investor clients.
How do Uganda's average house prices compare to similar-sized capitals or major cities in the region or globally?
Uganda's property prices position the country competitively within the East African market, offering value compared to regional peers.
Per square meter pricing in 2025 shows Kampala at approximately $1,000 per sqm, compared to Nairobi at $750 per sqm, Kigali at $1,075 per sqm, and Dar es Salaam at $1,140 per sqm. This makes Kampala more expensive than Nairobi but less costly than Kigali and Dar es Salaam.
Typical property prices show Uganda offering better value than Rwanda and Tanzania while commanding a premium over Kenya. Three-bedroom properties in Kampala cost $100,000-$200,000, compared to similar properties in Nairobi ranging from $80,000-$150,000 and Kigali properties often exceeding $200,000.
Rental costs in Kampala remain significantly lower than Nairobi or Dar es Salaam, making Uganda attractive for both investors seeking rental yields and expatriates seeking accommodation. The combination of moderate purchase prices and reasonable rental costs creates favorable investment conditions.
Globally, Uganda's property prices remain highly affordable compared to major cities in developed markets, offering international investors significant value for money in a growing economy.
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 owner-occupiers, with clear regional price differentials and steady growth prospects.
Success in this market requires understanding local costs, financing options, and regional variations to identify the best opportunities for your specific goals and budget.
Sources
- The AfricanVestor - Average House Price in Uganda
- Real Estate Database - Most Expensive Locations Kampala
- The AfricanVestor - Uganda Price Forecasts
- RF Developers - Uganda Property Taxes and Fees 2025
- Global Property Guide - Uganda Price Change 5 Years
- Trading Economics - Uganda House Price Index
- AirROI - Entebbe City Report
- Standard Media - Cost of Owning Homes East Africa
- UNFCU - Home Ownership Uganda
- 256 Estates - Top Areas to Invest Uganda 2025