How much do houses cost now in Uganda? (2026)

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

How much do houses cost in Uganda as of 2026?

What's the median and average house price in Uganda as of 2026?

As of early 2026, the average asking price for a house in Uganda is around UGX 550 million, which works out to roughly $150,000 USD or €138,000 EUR at current exchange rates.

The typical price range that covers most house sales in Uganda in 2026 runs from about UGX 200 million to UGX 1.5 billion (roughly $54,000 to $405,000 USD, or €50,000 to €375,000 EUR), with the majority of deals clustering in the lower half of that range.

The gap between median and average prices in Uganda reflects a market where a small number of high-end properties in prime Kampala neighborhoods pull the average up, while most buyers shop for more modest homes in suburban or upcountry areas.

At the median price point in Uganda, a buyer can realistically expect a 3-bedroom house on a compact plot in a middle-income suburb of Kampala or Wakiso, typically with basic finishes, municipal water access, and proximity to a tarmac road.

What's the cheapest livable house budget in Uganda as of 2026?

As of early 2026, the minimum budget for a livable house in Uganda starts around UGX 80 million ($22,000 USD or €20,000 EUR) in secondary towns, while in the Kampala metro area you will need closer to UGX 200 million ($54,000 USD or €50,000 EUR) to find something habitable.

"Livable" at this entry-level price in Uganda typically means a simple but solid structure with functioning plumbing, electricity connection, a usable kitchen and bathroom, and legal access to the plot, though finishes will be basic and you may need to budget for minor repairs.

These cheapest livable houses in Uganda are usually found in outer Wakiso areas like Nansana, Kakiri, and Kireka, or in regional towns such as Jinja, Mbale, and Mbarara where land costs are lower and infrastructure is developing.

Wondering what you can get? We cover all the buying opportunities at different budget levels in Uganda here.

How much do 2 and 3-bedroom houses cost in Uganda as of 2026?

As of early 2026, a typical 2-bedroom house in Uganda costs between UGX 150 million and UGX 400 million ($40,000 to $108,000 USD, or €37,000 to €100,000 EUR), while 3-bedroom houses generally range from UGX 250 million to UGX 700 million ($68,000 to $190,000 USD, or €63,000 to €175,000 EUR).

For a 2-bedroom house in Uganda in 2026, realistic prices span from about UGX 120 million in outer suburban areas like Nansana or Kireka, up to UGX 500 million in better-connected neighborhoods closer to Kampala city center.

A 3-bedroom house in Uganda in 2026 can cost as little as UGX 200 million in developing suburbs, but in mid-market Kampala areas like Kira, Naalya, or along the Entebbe Road corridor, expect to pay UGX 400 million to UGX 700 million for something family-ready.

Moving from a 2-bedroom to a 3-bedroom house in Uganda typically adds a premium of 30% to 50%, driven not just by the extra room but usually by a larger plot and better location that buyers in this bracket tend to seek.

How much do 4-bedroom houses cost in Uganda as of 2026?

As of early 2026, a typical 4-bedroom house in Uganda costs between UGX 600 million and UGX 1.3 billion ($162,000 to $350,000 USD, or €150,000 to €325,000 EUR) in good but non-prime Kampala neighborhoods, though prices can exceed UGX 5 billion in elite areas like Kololo or Nakasero.

For a 5-bedroom house in Uganda in 2026, the realistic price range runs from about UGX 900 million to UGX 2.5 billion ($243,000 to $675,000 USD, or €225,000 to €625,000 EUR), with larger family homes in desirable suburbs commanding the higher end.

A 6-bedroom house in Uganda in 2026 typically starts around UGX 1.5 billion and can reach UGX 10 billion or more ($405,000 to $2.7 million USD, or €375,000 to €2.5 million EUR), especially when the property includes significant land, staff quarters, or lake views.

Please note that we give much more detailed data in our pack about the property market in Uganda.

How much do new-build houses cost in Uganda as of 2026?

As of early 2026, a new-build house in Uganda typically costs 10% to 25% more than a comparable older property, meaning a new 3-bedroom house in a Kampala suburb might run UGX 300 million to UGX 850 million ($81,000 to $230,000 USD, or €75,000 to €213,000 EUR) depending on location and specification.

This new-build premium in Uganda reflects modern electrical and plumbing systems, solar or generator readiness, better kitchens and bathrooms, and often cleaner title documentation, with the gap narrowing to around 10% when comparing against well-maintained older homes and widening to 25% when the older house needs major upgrades.

How much do houses with land cost in Uganda as of 2026?

As of early 2026, a house with land in Uganda ranges widely from about UGX 350 million to over UGX 10 billion ($95,000 to $2.7 million USD, or €88,000 to €2.5 million EUR), with land size being the primary price driver in prime Kampala areas.

A "house with land" in Uganda typically means anything from a standard 50-by-100-foot plot (about 0.1 acre) in suburban areas up to 0.5 acres or more in prime neighborhoods like Kololo, Muyenga, or Munyonyo, where larger compounds are common for expat-grade properties.

Where are houses cheapest and most expensive in Uganda as of 2026?

Which neighborhoods have the lowest house prices in Uganda as of 2026?

As of early 2026, the neighborhoods with the lowest house prices in the Kampala metro area include Nansana, Kakiri, Bwaise, Kisenyi, and Kireka, where buyers can find houses at prices well below the city average.

In these cheaper neighborhoods in Uganda in 2026, typical house prices range from UGX 80 million to UGX 300 million ($22,000 to $81,000 USD, or €20,000 to €75,000 EUR), making them accessible to first-time buyers and those on tighter budgets.

These areas have lower house prices in Uganda mainly because they sit farther from the central business district, often have unpaved access roads, face drainage or flooding challenges during rainy season, and sometimes have more complex land title histories that make buyers cautious.

Which neighborhoods have the highest house prices in Uganda as of 2026?

As of early 2026, the three neighborhoods with the highest house prices in Uganda are Kololo, Nakasero, and Naguru, all located in central Kampala and favored by diplomats, executives, and wealthy Ugandans.

In these premium Kampala neighborhoods in 2026, house prices typically range from UGX 1.5 billion to over UGX 10 billion ($405,000 to $2.7 million USD, or €375,000 to €2.5 million EUR), with exceptional properties on large plots commanding even higher figures.

These neighborhoods command the highest house prices in Uganda because they offer proximity to embassies and the CBD, excellent security infrastructure, reliable utilities, mature trees and established gardens, and the kind of privacy and prestige that cannot be replicated in newer developments.

Typical buyers in these premium Uganda neighborhoods include embassy staff purchasing or renting for diplomatic residences, multinational executives on housing allowances, successful Ugandan business owners, and foreign investors seeking trophy properties with strong rental potential.

How much do houses cost near the city center in Uganda as of 2026?

As of early 2026, houses near Kampala's city center in neighborhoods like Nakasero and Kololo typically cost between UGX 1.5 billion and UGX 10 billion ($405,000 to $2.7 million USD, or €375,000 to €2.5 million EUR), with land size being the main variable.

Houses near major transit corridors in Uganda, particularly along Entebbe Road, the Northern Bypass, and Jinja Road, typically carry a 5% to 15% premium over comparable properties in less accessible locations, with prices ranging from UGX 400 million to UGX 2 billion ($108,000 to $540,000 USD, or €100,000 to €500,000 EUR).

Houses near top international schools in Uganda, such as the International School of Uganda in Lubowa, Kampala International School Uganda in Bukoto, and Rainbow International School in Kansanga, typically cost between UGX 450 million and UGX 3 billion ($122,000 to $810,000 USD, or €113,000 to €750,000 EUR) depending on proximity and property size.

In expat-popular areas of Uganda like Kololo, Nakasero, Naguru, Bugolobi, Muyenga, Lubowa, and Munyonyo, house prices in 2026 generally range from UGX 600 million to UGX 5 billion ($162,000 to $1.35 million USD, or €150,000 to €1.25 million EUR), with turnkey properties at the higher end.

We actually have an updated expat guide for Uganda here.

How much do houses cost in the suburbs in Uganda as of 2026?

As of early 2026, a house in the suburbs of Kampala, particularly in the Wakiso district, typically costs around UGX 530 million ($143,000 USD or €132,000 EUR), though the range spans from UGX 200 million for modest properties to over UGX 2 billion for high-end estate homes.

Suburban houses in Uganda in 2026 typically cost 30% to 50% less than comparable properties in central Kampala, meaning a 3-bedroom house that might cost UGX 800 million in Naguru could be found for UGX 450 million in a Wakiso suburb like Kira or Naalya.

The most popular suburbs for house buyers in Uganda in 2026 include Kira, Naalya, Najjera, Namugongo, Kyaliwajjala, and towns along the Entebbe Road corridor, all of which offer newer housing stock, growing amenities, and easier access to Kampala's job centers.

What areas in Uganda are improving and still affordable as of 2026?

As of early 2026, the top improving yet still affordable areas for house buyers in Uganda include the Kira-Namugongo-Najjera corridor, the Naalya-Kyaliwajjala zone, and Entebbe Road satellite towns like Katabi and Garuga, all showing strong development momentum without premium pricing.

Current house prices in these improving Uganda areas in 2026 typically range from UGX 350 million to UGX 900 million ($95,000 to $243,000 USD, or €88,000 to €225,000 EUR), offering solid value compared to established prime neighborhoods.

The main sign of improvement driving buyer interest in these Uganda areas is the visible expansion of tarmac road networks, new shopping centers and schools, and the construction of gated estate developments that signal growing middle-class demand and future infrastructure investment.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Uganda.

What extra costs should I budget for a house in Uganda right now?

What are typical buyer closing costs for houses in Uganda right now?

The typical total closing cost for house buyers in Uganda runs between 3.5% and 6% of the purchase price, meaning a UGX 500 million house would require an additional UGX 17.5 million to UGX 30 million ($4,700 to $8,100 USD, or €4,400 to €7,500 EUR) to close the deal.

The main closing cost categories for house buyers in Uganda include stamp duty at 1.5% of the property value, legal fees and due diligence at 1% to 2%, and registration and administrative fees ranging from UGX 1 million to UGX 5 million ($270 to $1,350 USD, or €250 to €1,250 EUR).

Stamp duty is usually the largest single closing cost for house buyers in Uganda, calculated at 1.5% of the assessed value and payable to the Uganda Revenue Authority as part of the official transfer process.

We cover all these costs and what are the strategies to minimize them in our property pack about Uganda.

How much are property taxes on houses in Uganda right now?

The typical annual property tax for a house in Kampala is calculated at 6% of the rateable value, which for a mid-range property assessed at UGX 300 million would mean roughly UGX 18 million per year ($4,900 USD or €4,500 EUR), though actual bills vary based on assessment and collection practices.

Property tax in Uganda, specifically in Kampala, is calculated by the Kampala Capital City Authority based on a rateable value assessment of your property, with different rates applying depending on whether the house is owner-occupied or rented out, and enforcement has been improving in recent years following administrative reforms.

If you want to go into more details, we also have a page with all the property taxes and fees in Uganda.

How much is home insurance for a house in Uganda right now?

The typical annual home insurance cost for a house in Uganda runs around 0.125% of the insured rebuild value, meaning a house insured for UGX 500 million would cost approximately UGX 625,000 per year ($170 USD or €156 EUR), while a UGX 1 billion property would run about UGX 1.25 million ($340 USD or €313 EUR).

The main factors affecting home insurance premiums for houses in Uganda include the property's location and security features, construction materials and age of the building, proximity to fire services, and whether you add coverage beyond basic fire and perils to include theft, flooding, or liability.

What are typical utility costs for a house in Uganda right now?

The typical total monthly utility cost for a house in Uganda in 2026 ranges from about UGX 160,000 to UGX 500,000 ($43 to $135 USD, or €40 to €125 EUR) for a moderate household, though this can exceed UGX 1 million monthly for larger homes with air conditioning and extensive gardens.

Electricity typically costs UGX 120,000 to UGX 350,000 per month ($32 to $95 USD, or €30 to €88 EUR) for normal family usage based on regulated tariffs, while water from the National Water and Sewerage Corporation runs UGX 40,000 to UGX 150,000 monthly ($11 to $40 USD, or €10 to €38 EUR) depending on consumption and whether you irrigate outdoor areas.

What are common hidden costs when buying a house in Uganda right now?

Common hidden costs that house buyers in Uganda often overlook can total UGX 15 million to UGX 50 million ($4,000 to $13,500 USD, or €3,750 to €12,500 EUR) or more, covering everything from survey corrections and title clean-up to essential infrastructure upgrades that may not be obvious during viewings.

Inspection fees for houses in Uganda typically range from UGX 500,000 to UGX 2 million ($135 to $540 USD, or €125 to €500 EUR) for a general home inspection, with specialist assessments for electrical, structural, septic, or borehole systems adding another UGX 500,000 to UGX 3 million ($135 to $810 USD, or €125 to €750 EUR).

Other common hidden costs when buying a house in Uganda include backup power systems like generators or solar panels, water storage tanks and pumps, security upgrades such as perimeter walls, CCTV, and alarm systems, plus potential renovation work for older homes that need rewiring, roof repair, or damp treatment.

The hidden cost that surprises first-time house buyers in Uganda the most is usually the power backup requirement, since reliable electricity is not guaranteed and a proper generator with changeover switch or a solar system with batteries can easily cost UGX 10 million to UGX 40 million ($2,700 to $10,800 USD, or €2,500 to €10,000 EUR).

You will find here the list of classic mistakes people make when buying a property in Uganda.

What do locals and expats say about the market in Uganda as of 2026?

Do people think houses are overpriced in Uganda as of 2026?

As of early 2026, sentiment among locals and expats in Uganda is mixed, with many feeling that houses in prime Kampala neighborhoods like Kololo and Nakasero are overpriced unless fully renovated and move-in ready, while suburban and upcountry properties are generally seen as more reasonably valued.

Well-priced houses with clean title documentation in Uganda typically sell within 1 to 3 months in prime expat areas, 2 to 5 months in typical suburban locations, and can sit for 6 months or longer if overpriced or burdened with complicated ownership issues.

The main reason locals and expats feel certain houses are overpriced in Uganda is that sellers in prime areas often set asking prices based on land value expectations and past peak-market comparisons rather than what buyers can actually finance or justify, especially when the property needs significant upgrades.

Compared to one or two years ago, house price sentiment in Uganda has shifted from cautious optimism to more selective purchasing, with buyers in early 2026 negotiating harder and showing less tolerance for overpriced listings following the uncertainties around the 2026 election period.

You'll find our latest property market analysis about Uganda here.

Are prices still rising or cooling in Uganda as of 2026?

As of early 2026, house prices in Uganda are best described as "selective" rather than uniformly rising or cooling, with prime expat-ready properties holding their value while average homes in non-prime locations face more buyer resistance and longer negotiation periods.

Year-over-year house price changes in Uganda through early 2026 have been modest, estimated at roughly flat to slightly positive in prime areas (0% to 3%) and flat to slightly negative in less desirable locations (-2% to 0%), reflecting a market adjusting to economic conditions and election-year caution.

Experts and locals expect house prices in Uganda over the next 6 to 12 months to remain stable with selective strength, meaning well-located properties with clean titles and good infrastructure access should hold value, while overpriced or complicated listings may see price reductions to attract buyers.

Finally, please note that we have covered property price trends and forecasts for Uganda here.

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 Uganda, 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.