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Wakiso is one of the fastest-growing districts in Uganda, and housing prices there reflect a mix of suburban expansion, lakeside appeal, and proximity to Kampala.
In this article, we break down current housing prices in Wakiso as of the first half of 2026, with data we constantly update to keep things accurate.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Wakiso.
Insights
- The median house price in Wakiso in 2026 sits around UGX 545 million (about $147,000), but actual closing prices tend to be 8% lower than asking prices due to standard negotiation practices.
- Wakiso property prices have risen roughly 142% in nominal terms over the past decade, but after adjusting for inflation, real growth is closer to 75%.
- Bwebajja lakefront properties command prices up to UGX 1.9 billion ($514,000), while outer Wakiso areas like Kakiri offer homes starting around UGX 220 million ($59,000).
- New-build homes in Wakiso typically cost about 12% more than existing properties of similar size, mainly because buyers pay a premium for modern finishes and lower maintenance needs.
- The price per square meter in Wakiso ranges from UGX 1.1 million in outer areas to UGX 9.5 million in premium lakefront locations like Bwebajja.
- Kira Town remains one of the most sought-after Wakiso neighborhoods for families, with house prices typically between UGX 550 million and UGX 800 million ($149,000 to $216,000).
- Buyers in Wakiso should budget an extra 6% to 15% on top of the purchase price to cover stamp duty, registration fees, due diligence, and potential renovation work.
What is the average housing price in Wakiso in 2026?
The median housing price is more useful than the average because it represents the middle of the market and is not skewed by a few very expensive properties that can inflate the average.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like Uganda Property Centre and the Bank of Uganda, which we manually double-checked.
The median housing price in Wakiso in 2026 is approximately UGX 545 million, which converts to about $147,000 or €126,000. The average (mean) housing price in Wakiso is higher at around UGX 590 million (about $159,000 or €136,000) because a few luxury homes push the average up.
About 80% of residential properties for sale in Wakiso in 2026 fall within the range of UGX 300 million to UGX 800 million, which is roughly $81,000 to $216,000 or €69,000 to €185,000.
A realistic entry range for Wakiso housing in 2026 is UGX 250 million to UGX 350 million (about $68,000 to $95,000 or €58,000 to €81,000), which typically gets you a 3-bedroom older bungalow of around 100 to 140 square meters in outer areas like the Nansana or Buloba corridor.
Luxury properties in Wakiso in 2026 typically range from UGX 900 million to UGX 1.9 billion (about $243,000 to $514,000 or €208,000 to €439,000), and for that you can expect a newer lake-view villa of 350 to 500 square meters in premium areas like Bwebajja along the Entebbe Road.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Wakiso.
Are Wakiso property listing prices close to the actual sale price in 2026?
In Wakiso, closed sale prices are typically about 8% below the asking price.
This gap exists because negotiation is standard practice in Uganda's property market, and sellers usually build in a buffer expecting buyers to bargain. The discount varies by segment: entry and mid-market homes often see 8% to 12% off the asking price, while prime and luxury properties typically close with only 3% to 7% off because they are more unique and have fewer comparable sales.
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What is the price per sq m or per sq ft for properties in Wakiso in 2026?
As of early 2026, the median price per square meter for houses in Wakiso is approximately UGX 2.6 million to UGX 3.0 million, which is about $700 to $810 or €600 to €700 per square meter. Per square foot, that works out to roughly UGX 240,000 to UGX 280,000 (about $65 to $76 or €55 to €65), while the average (mean) price per square meter is slightly higher at UGX 2.9 million to UGX 3.3 million.
Newer townhouses and compact modern homes in prime corridors like Kira and Bwebajja have the highest price per square meter in Wakiso because buyers pay a premium for better roads, amenities, and efficient layouts, while older, larger bungalows in peri-urban areas have the lowest price per square meter due to distance and renovation expectations.
The highest price per square meter in Wakiso in 2026 is found in Bwebajja and lakefront areas, where prices can reach UGX 4.25 million to UGX 9.5 million per square meter. The lowest prices are in outer areas like Kakiri and Busukuma, where you can find homes at UGX 1.1 million to UGX 1.9 million per square meter.
How have property prices evolved in Wakiso?
Compared to one year ago, Wakiso housing prices have increased by about 4% in nominal terms, but after adjusting for inflation, real growth is essentially flat at 0% to 1%. This modest change reflects steady demand from Greater Kampala's suburban expansion, balanced by buyers resisting price increases.
Looking back ten years to 2016, Wakiso housing prices have risen by approximately 142% in nominal terms, from around UGX 220 million to UGX 545 million for a typical median house. After adjusting for inflation using Uganda Bureau of Statistics CPI data, the real increase is about 75%, driven by urbanization and infrastructure improvements along key corridors like Entebbe Road and the Kira-Najjera axis.
By the way, we've written a blog article detailing the latest updates on property price variations in Wakiso.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Wakiso.
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.
How do prices vary by housing type in Wakiso in 2026?
The Wakiso housing market in 2026 is dominated by standalone houses and bungalows (about 55% of listings), followed by duplexes (15%), townhouses (10%), apartments (10%), small investor blocks (7%), and luxury villas (3%), reflecting the district's suburban character where families prefer detached homes with private land.
Here are the typical price ranges by property type in Wakiso as of the first half of 2026: apartments and condos (2-3 bedrooms) range from UGX 280 million to UGX 450 million ($76,000 to $122,000 or €65,000 to €104,000). Bungalows (3-4 bedrooms) range from UGX 350 million to UGX 650 million ($95,000 to $176,000 or €81,000 to €150,000). Standalone modern houses (4-5 bedrooms) range from UGX 500 million to UGX 900 million ($135,000 to $243,000 or €115,000 to €208,000). Townhouses typically cost UGX 500 million to UGX 750 million ($135,000 to $203,000 or €115,000 to €173,000). Duplexes range from UGX 450 million to UGX 850 million ($122,000 to $230,000 or €104,000 to €196,000). Luxury villas start at UGX 900 million and can reach UGX 1.9 billion ($243,000 to $514,000 or €208,000 to €439,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Wakiso?
- How much should you pay for a house in Wakiso?
- How much should you pay for lands in Wakiso?
How do property prices compare between existing and new homes in Wakiso in 2026?
New-build homes in Wakiso typically cost about 12% more than comparable existing properties.
This premium exists because buyers are willing to pay extra for modern finishes, lower near-term maintenance costs, and better-planned locations with paved access roads and security setups that newer developments usually offer.
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How do property prices vary by neighborhood in Wakiso in 2026?
Kira Town is one of the most popular neighborhoods in Wakiso for families because of its proximity to schools and easy commute to Kampala. House prices in Kira typically range from UGX 550 million to UGX 800 million ($149,000 to $216,000), reflecting strong demand from middle-class buyers looking for modern homes in established residential areas.
Entebbe Municipality attracts expats and professionals who value the international atmosphere, airport proximity, and lakeside lifestyle. Typical house prices in Entebbe range from UGX 400 million to UGX 550 million ($108,000 to $149,000), making it more affordable than premium lakefront areas while still offering quality housing stock.
Bwebajja along the Entebbe Road corridor is Wakiso's premium luxury market, known for lake-view and lakefront properties. Prices here range from UGX 850 million to UGX 1.9 billion ($230,000 to $514,000), driven by limited supply of waterfront land and demand from wealthy buyers seeking trophy homes.
You will find a much more detailed analysis by areas in our property pack about Wakiso. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (UGX / $) | Per sqm (UGX / $) | Per sqft (UGX / $) |
|---|---|---|---|---|
| Kira Town | Family / Commute | 550m-800m / $149k-$216k | 2.75m-4.0m / $740-$1,080 | 255k-372k / $69-$101 |
| Entebbe Municipality | Expat / Lifestyle | 400m-550m / $108k-$149k | 2.0m-2.75m / $540-$740 | 186k-255k / $50-$69 |
| Bwebajja | Premium / Lakefront | 850m-1.9b / $230k-$514k | 4.25m-9.5m / $1,150-$2,570 | 395k-883k / $107-$239 |
| Kitende | Commute / New Builds | 450m-750m / $122k-$203k | 2.25m-3.75m / $610-$1,010 | 209k-348k / $57-$94 |
| Namulanda | Commute / Value | 350m-600m / $95k-$162k | 1.75m-3.0m / $470-$810 | 163k-279k / $44-$76 |
| Kajjansi | Commute / Mixed | 350m-650m / $95k-$176k | 1.75m-3.25m / $470-$880 | 163k-302k / $44-$82 |
| Wakiso Town | Local Hub | 300m-500m / $81k-$135k | 1.5m-2.5m / $405-$675 | 139k-232k / $38-$63 |
| Nsangi | Mixed / Land-Rich | 280m-450m / $76k-$122k | 1.4m-2.25m / $380-$610 | 130k-209k / $35-$57 |
| Kasanje | Value / Developing | 250m-420m / $68k-$114k | 1.25m-2.1m / $340-$570 | 116k-195k / $31-$53 |
| Kakiri Town | Value / Outer | 220m-380m / $59k-$103k | 1.1m-1.9m / $300-$510 | 102k-177k / $28-$48 |
| Nabweru | Value / Commuter Edge | 260m-430m / $70k-$116k | 1.3m-2.15m / $350-$580 | 121k-200k / $33-$54 |
| Busukuma | Value / Land-Rich | 220m-360m / $59k-$97k | 1.1m-1.8m / $300-$490 | 102k-167k / $28-$45 |
How much more do you pay for properties in Wakiso when you include renovation work, taxes, and fees?
When buying a property in Wakiso in 2026, you should budget an additional 6% to 15% on top of the purchase price to cover stamp duty, registration fees, due diligence, and any renovation work.
If you buy a property in Wakiso for around $200,000 (about UGX 740 million), you can expect to pay roughly $12,000 to $30,000 (UGX 44 million to UGX 111 million) in additional costs. This would include stamp duty of about 1% of land value, registration fees, legal due diligence, and light to medium renovation work, bringing your total investment to approximately $212,000 to $230,000.
For a property purchased at $500,000 (about UGX 1.85 billion) in Wakiso, additional costs would range from roughly $30,000 to $75,000 (UGX 111 million to UGX 278 million). At this price point, you are likely buying a well-finished property that may need less renovation, but legal fees and due diligence costs tend to be higher for complex transactions.
If you are buying a $1,000,000 property (about UGX 3.7 billion) in Wakiso, expect additional costs of approximately $60,000 to $150,000 (UGX 222 million to UGX 555 million). Premium properties often involve larger land parcels with more complex title verification, and buyers at this level sometimes invest in customization or upgrades even on newer homes.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Wakiso
| Expense | Type | Estimated Cost Range (UGX / $) |
|---|---|---|
| Stamp Duty | Tax | Approximately 1% of the land value, as set by the Ministry of Lands. For a typical Wakiso property, this works out to roughly UGX 3 million to UGX 10 million ($800 to $2,700) depending on how the land portion is valued. |
| Title Transfer and Registration Fee | Fee | The official registration fee is UGX 10,000, plus additional search and perusal fees. In practice, total registration-related costs usually amount to UGX 50,000 to UGX 200,000 ($14 to $54) when you include all administrative steps. |
| Legal Due Diligence | Fee | Hiring a lawyer to verify the title, check for encumbrances, and handle the transfer typically costs UGX 500,000 to UGX 3 million ($135 to $810). More complex transactions or prime properties may require more extensive searches. |
| Light Renovation | Renovation | Basic work like fresh paint, minor repairs, and cosmetic updates typically costs UGX 10 million to UGX 40 million ($2,700 to $10,800). This is common for existing homes that are structurally sound but need refreshing. |
| Medium Renovation | Renovation | Upgrading kitchens and bathrooms, replacing floors, and fixing electrical or plumbing issues typically costs UGX 30 million to UGX 80 million ($8,100 to $21,600). This level of work is common for older bungalows. |
| Heavy Renovation | Renovation | Major structural work, roof replacement, or comprehensive modernization typically costs UGX 70 million to UGX 160 million ($18,900 to $43,200). This may be necessary for distressed properties or significant expansions. |
We made this infographic to show you how property prices in Uganda compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Wakiso in 2026 with different budgets?
With $100,000 (about UGX 370 million) in Wakiso in January 2026, you can buy a 3-bedroom older bungalow of around 120 to 150 square meters in outer Wakiso value zones, a 2-3 bedroom existing apartment of about 90 to 110 square meters near Kira or Najjera, or a compact 3-bedroom house of 110 to 140 square meters in Wakiso Town, though you will generally need to compromise on finish quality or location at this budget.
With $200,000 (about UGX 740 million) in Wakiso, you can purchase a newer 4-bedroom house of around 200 to 260 square meters in Kitende along the Entebbe Road corridor, a 4-bedroom townhouse of about 180 to 240 square meters in Kira Town, or a well-finished 4-bedroom existing home of similar size in Entebbe Municipality.
With $300,000 (about UGX 1.11 billion) in Wakiso, you can buy a modern 5-bedroom standalone house of approximately 280 to 350 square meters in prime Kira pockets, a 5-bedroom house with larger land of around 260 to 340 square meters along the Entebbe Road corridor, or a high-finish family home of about 300 to 380 square meters in a premium neighborhood.
With $500,000 (about UGX 1.85 billion) in Wakiso, you enter the luxury segment and can purchase a lakefront or lake-view villa of around 400 to 600 square meters in Bwebajja, a 6-bedroom luxury home of about 450 to 650 square meters along the Entebbe Road, or a trophy home with substantial titled land in a prime corridor.
With $1,000,000 (about UGX 3.7 billion) in Wakiso, you can acquire an ultra-prime lake property in Bwebajja with very large land and high-specification construction, a compound estate with a main house plus guest quarters in a prime corridor, or a high-end multi-unit residential compound designed for executive housing.
With $2,000,000 (about UGX 7.4 billion) in Wakiso, you are looking at the very top of the market, which is quite rare for typical residential property; options include a signature lake estate with trophy land and luxury construction, a multiple-house compound aimed at executive accommodation, or an ultra-high-end modern villa with extensive titled land in Wakiso's most exclusive pockets.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Wakiso.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Wakiso, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Uganda | Uganda's central bank and the official reference for foreign exchange rates in the country. | We used Bank of Uganda rates to anchor our UGX to USD conversions for January 2026. We kept one consistent exchange rate assumption (1 USD = UGX 3,700) throughout the article so all numbers are comparable. |
| European Central Bank | The official reference source for EUR exchange rates used by institutions worldwide. | We used ECB data to convert USD values into EUR so our euro figures are grounded in official rates. We combined this with the UGX to USD assumption to derive UGX to EUR conversions. |
| Uganda Bureau of Statistics | Uganda's official statistics agency and the authoritative source for inflation data through the Consumer Price Index. | We used UBOS CPI data to inflation-correct prices when comparing current values to one year ago and ten years ago. We treated November 2025 as the latest confirmed CPI print available going into January 2026. |
| Uganda Property Centre Market Trends | A major Ugandan property portal that publishes transparent methodology, explicitly stating it uses median calculations from all listings. | We used this as the backbone for typical house prices in Wakiso, including median, minimum, and maximum ranges. We translated these listing-based figures into buyer-friendly ranges and examples throughout the article. |
| Uganda Property Centre Wakiso Listings | The same transparent portal showing real, current asking prices and property examples by area. | We used this to verify the market-trend medians against actual properties currently for sale. We also pulled concrete examples like Bwebajja lakefront homes and Kira family houses for our budget scenarios. |
| Uganda Property Centre Entebbe | Provides area-specific price ranges and listing counts for a major Wakiso submarket. | We used this to anchor Entebbe's typical price band since it has distinct demand drivers including airport proximity and expat appeal. We incorporated the stated range as a neighborhood reference. |
| Uganda Property Centre Kira Town | Provides clear price ranges for one of Wakiso's busiest residential markets. | We used this to anchor Kira's family and commuter pricing band versus cheaper peri-urban areas. We also used listing examples on this page to estimate price-per-square-meter figures. |
| Uganda Property Centre Nsangi | Provides listing data for the Nsangi area in Wakiso district. | We used this to establish price ranges for the Maya axis and mixed-use areas. We cross-referenced these listings with broader Wakiso data to ensure consistency. |
| Ministry of Lands, Housing and Urban Development | The government authority responsible for land registration processes and official fee schedules. | We used MLHUD data to estimate transaction costs including stamp duty and registration fees. We applied the stated 1% stamp duty on land value as a baseline for buyer cost planning. |
| Knight Frank Uganda | A long-established global real estate consultancy with formal research outputs on African markets. | We used Knight Frank's Kampala market report for context on Greater Kampala dynamics that affect Wakiso, including suburbanization and demand patterns. We did not use it as the primary Wakiso pricing source but as a triangulation layer. |
| Local Property Listings Analysis | Direct observation of current market offerings provides real-time price verification. | We manually reviewed dozens of individual Wakiso listings to verify price ranges by property type and neighborhood. We used these observations to create realistic examples for each budget level. |
| Currency Conversion Methodology | Consistent methodology ensures all figures are comparable throughout the analysis. | We applied a fixed rate of 1 USD = UGX 3,700 and 1 EUR = UGX 4,329 throughout the article. We clearly disclosed these assumptions so readers can adjust if rates change. |
| Price Per Square Meter Calculations | Derived metrics help buyers compare properties of different sizes. | We divided median prices by typical built sizes of 180 to 220 square meters for mid-market homes. We verified these estimates against listings that included both price and size information. |
| Historical Price Analysis | Tracking changes over time reveals market trends and investment potential. | We compared current medians to historical data points from Uganda Property Centre. We applied inflation adjustments using UBOS CPI data to calculate real versus nominal price changes. |
| Negotiation Discount Estimates | Understanding the gap between asking and closing prices helps buyers budget accurately. | We estimated typical negotiation discounts based on market practice and visible "negotiable" language in listings. We segmented estimates by price tier since luxury properties typically see smaller discounts. |
| Renovation Cost Estimates | Local contractor pricing provides realistic budgeting guidance for buyers. | We gathered typical renovation costs for light, medium, and heavy work from Wakiso market sources. We presented these as ranges to account for variation in property condition and buyer preferences. |
| Property Type Distribution Analysis | Understanding market composition helps buyers know what is typically available. | We analyzed listing categories on Uganda Property Centre to estimate the breakdown by property type. We weighted these observations against Wakiso's suburban character where detached homes dominate. |
| New vs Existing Home Premium Analysis | Quantifying the new-build premium helps buyers make informed decisions. | We compared asking prices of newer versus older properties of similar specifications. We estimated a typical 12% premium for new construction based on these comparisons. |
| Neighborhood Characterization | Understanding area profiles helps buyers match locations to their needs. | We characterized each neighborhood based on dominant buyer profiles (family, commuter, expat, value) from listing descriptions and market knowledge. We linked these profiles to observed price ranges. |
| Budget Scenario Development | Concrete examples at different price points make data actionable for buyers. | We created specific property examples at each budget level by matching price ranges to typical sizes and locations. We verified these scenarios against actual listings to ensure they are realistic. |
| Fee and Tax Schedule Compilation | Accurate transaction cost data helps buyers plan total investment. | We compiled official fees from MLHUD and added realistic estimates for legal and administrative costs. We presented ranges to account for variation in transaction complexity. |
| Cross-Source Verification | Triangulating data from multiple sources increases reliability. | We checked Uganda Property Centre medians against Knight Frank context and individual listings. We flagged and investigated any significant discrepancies before publishing final figures. |
| Market Context Integration | Understanding broader dynamics explains local price movements. | We incorporated Greater Kampala urbanization trends and infrastructure developments into our analysis. We explained how these factors drive demand and prices in specific Wakiso submarkets. |
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