What are rents like in Wakiso right now? (January 2026)

Wakiso is not one rental market but a collection of very different submarkets, from expat-friendly Entebbe to budget-friendly commuter suburbs like Kira and Nansana.

In this guide, we break down current rents in Wakiso by unit size, neighborhood, and tenant type so you know exactly what to expect.

We update this blog post regularly to reflect the latest rental data available in Wakiso District.

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.

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Wakiso. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Wakiso as of 2026?

What's the average monthly rent for a studio in Wakiso as of 2026?

As of early 2026, the average monthly rent for a self-contained studio apartment in Wakiso is around 350,000 UGX, which is roughly 95 USD or 88 EUR.

Most studios in Wakiso rent between 250,000 and 500,000 UGX per month (about 68 to 135 USD, or 63 to 125 EUR), though furnished units in prime spots like Entebbe can push past 700,000 UGX.

The main factors that cause studio rents to vary in Wakiso are location (Entebbe commands premiums while Nansana stays affordable), whether the unit is furnished, and how close it sits to major roads or the Kampala-Entebbe Expressway.

What's the average monthly rent for a 1-bedroom in Wakiso as of 2026?

As of early 2026, the average monthly rent for a 1-bedroom apartment in Wakiso is around 550,000 UGX, which works out to roughly 150 USD or 138 EUR.

Most 1-bedroom apartments in Wakiso rent between 400,000 and 800,000 UGX per month (about 108 to 216 USD, or 100 to 200 EUR), while expat-oriented areas like Entebbe can range from 1.2 million to 3 million UGX for furnished units.

The cheapest 1-bedroom rents in Wakiso are found in Nansana, Nabweru, and parts of Kyengera, while the highest rents cluster in Entebbe town, Bwebajja, and the lakeside Garuga area where expat demand pushes prices up.

What's the average monthly rent for a 2-bedroom in Wakiso as of 2026?

As of early 2026, the average monthly rent for a 2-bedroom apartment in Wakiso is around 900,000 UGX, which translates to roughly 243 USD or 225 EUR.

Most 2-bedroom apartments in Wakiso rent between 700,000 and 1,300,000 UGX per month (about 189 to 351 USD, or 175 to 325 EUR), while high-end units in Entebbe and the lake belt can reach 1.8 million to 3.5 million UGX depending on finishes and security.

The cheapest 2-bedroom rents in Wakiso are typically found in Nansana, Namugongo, and Kyaliwajjala, while the most expensive ones are in Entebbe's Bugonga and Katabi areas, plus the Bwebajja-Kigo-Garuga lakeside corridor.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Wakiso.

What's the average rent per square meter in Wakiso as of 2026?

As of early 2026, the average rent per square meter in Wakiso is around 12,000 UGX, which equals roughly 3.20 USD or 3 EUR per square meter per month.

Rent per square meter in Wakiso ranges from about 8,000 to 10,000 UGX in budget areas like Nansana (2.20 to 2.70 USD), up to 20,000 to 30,000 UGX in prime Entebbe locations (5.40 to 8.10 USD).

Compared to central Kampala where prime rents can exceed 40,000 UGX per square meter, Wakiso offers significantly better value, which is exactly why commuters accept longer travel times to live here.

Properties that push rent per square meter above average in Wakiso typically feature backup power systems, good security, modern finishes, and proximity to the Kampala-Entebbe Expressway or Lake Victoria.

How much have rents changed year-over-year in Wakiso in 2026?

As of early 2026, rents in Wakiso have increased by roughly 1.5% to 2.5% compared to one year ago, based on official housing inflation data.

The main factors keeping Wakiso rent growth modest are tenant price sensitivity in commuter suburbs, abundant supply of mid-market apartments, and Uganda's contained inflation environment under Bank of Uganda's monetary policy.

This year's rent change in Wakiso is similar to last year's trend, as both 2025 and 2026 saw low single-digit growth rather than the sharper increases some landlords hoped for, though Entebbe and lakeside areas tend to move slightly faster than the district average.

What's the outlook for rent growth in Wakiso in 2026?

As of early 2026, we expect rents in Wakiso to grow by roughly 2% to 4% over the coming year for typical mid-market apartments.

Key factors likely to influence Wakiso rent growth include the district's strong population base (confirmed by the 2024 Census), continued commuter demand from Kampala workers, and Bank of Uganda's inflation-targeting framework that keeps purchasing power relatively stable.

Neighborhoods in Wakiso expected to see the strongest rent growth are those near Kampala-Entebbe Expressway interchanges like Kajjansi and Abayita Ababiri, plus areas benefiting from infrastructure improvements.

Risks that could push Wakiso rents below projections include oversupply in the high-end segment, economic slowdowns affecting tenant incomes, or any sharp currency depreciation that squeezes household budgets.

We have made this infographic to give you a quick and clear snapshot of the property market in Uganda. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Wakiso as of 2026?

Which neighborhoods have the highest rents in Wakiso as of 2026?

As of early 2026, the three neighborhoods with the highest average rents in Wakiso are Entebbe town (especially Kiwafu and Bugonga), the Bwebajja-Kigo-Garuga lakeside corridor, and Lubowa along the Entebbe Road, where 2-bedroom apartments often exceed 2 million UGX (540 USD or 500 EUR) per month.

These Wakiso neighborhoods command premium rents because they offer lake views, secure compound living, proximity to Entebbe International Airport, and the lifestyle amenities that expats and diplomats seek.

The typical tenant profile in these high-rent Wakiso neighborhoods includes expatriates working for NGOs or international organizations, airline and aviation industry staff, diplomats, and wealthy Ugandans who want space and security outside central Kampala.

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

Where do young professionals prefer to rent in Wakiso right now?

The three neighborhoods where young professionals most prefer to rent in Wakiso are Kira (including nearby Kyaliwajjala), Nansana and Nabweru, and Kyengera for those commuting toward the Masaka Road side of Kampala.

Young professionals in these Wakiso neighborhoods typically pay between 400,000 and 700,000 UGX per month (108 to 189 USD, or 100 to 175 EUR) for a decent 1-bedroom apartment.

What attracts young professionals to these Wakiso areas is the balance of affordable rent, reasonable commute times to Kampala, good mobile network coverage, and the availability of local shops, restaurants, and social spots along main roads.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Wakiso.

Where do families prefer to rent in Wakiso right now?

The three neighborhoods where families most prefer to rent in Wakiso are the Kira-Namugongo belt, the Seguku-Kitende-Kajjansi corridor along Entebbe Road, and the Entebbe outskirts including Bugonga and Katabi for those with higher budgets.

Families renting 2 to 3 bedroom apartments in these Wakiso neighborhoods typically pay between 900,000 and 1,800,000 UGX per month (243 to 486 USD, or 225 to 450 EUR), with standalone houses often priced higher.

What makes these Wakiso neighborhoods attractive to families is the availability of larger units, compound-style living with shared security, more outdoor space for children, and generally quieter surroundings than central Kampala.

Top-rated schools near these family-friendly Wakiso neighborhoods include Greenhill Academy (Kibuli and Buwaate campuses), Kampala Parents School, and various international schools accessible via the Entebbe Road corridor.

Which areas near transit or universities rent faster in Wakiso in 2026?

As of early 2026, the three areas that rent fastest in Wakiso are Kajjansi and Abayita Ababiri near Kampala-Entebbe Expressway interchanges, Entebbe town and Nkumba Hill near Nkumba University, and the high-volume Kira corridor where tenant turnover is constant.

In these high-demand Wakiso areas, well-priced properties typically stay listed for only 14 to 21 days, compared to 4 to 6 weeks in slower-moving locations.

The typical rent premium for properties within walking distance of expressway access points or Nkumba University in Wakiso is around 50,000 to 100,000 UGX per month (14 to 27 USD) compared to similar units farther from transit or campus.

Which neighborhoods are most popular with expats in Wakiso right now?

The three neighborhoods most popular with expats in Wakiso are Entebbe town (especially Kiwafu, central Entebbe, and lake-adjacent compounds), Bwebajja-Kigo-Garuga along the lake, and Lubowa on the Entebbe Road side for those splitting time between Kampala and the airport.

Expats renting in these Wakiso neighborhoods typically pay between 1,500,000 and 4,000,000 UGX per month (405 to 1,080 USD, or 375 to 1,000 EUR), with many listings priced directly in US dollars.

What makes these Wakiso neighborhoods attractive to expats is the combination of security (gated compounds with guards), reliable utilities (backup power and water storage), proximity to Entebbe International Airport, and the quieter lakeside lifestyle away from Kampala's congestion.

The expat communities most represented in these Wakiso neighborhoods include staff from UN agencies, international NGOs, embassies, airlines, and multinational companies, with a mix of European, American, and Asian nationalities.

And if you are also an expat, you may want to read our exhaustive guide for expats in Wakiso.

Who rents, and what do tenants want in Wakiso right now?

What tenant profiles dominate rentals in Wakiso?

The three tenant profiles that dominate the rental market in Wakiso are commuters working in Kampala (seeking affordable housing with tolerable travel times), airport and Entebbe-linked workers (aviation, NGOs, tourism), and young families trading Kampala prices for more space in Wakiso.

We estimate that Kampala commuters represent roughly 50% to 60% of Wakiso renters, airport and Entebbe-linked tenants account for about 20% to 25%, and families plus students make up the remaining 20% to 25%.

Kampala commuters typically seek 1-bedroom or 2-bedroom apartments near main roads, airport-linked tenants prefer furnished units in secure compounds close to Entebbe, and families look for 2-bedroom to 3-bedroom houses or apartments with outdoor space in areas like Kira or Namugongo.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Wakiso.

Do tenants prefer furnished or unfurnished in Wakiso?

In Wakiso, roughly 70% to 75% of tenants prefer unfurnished rentals (especially local commuters and families on longer leases), while 25% to 30% prefer furnished units (mainly expats and short-to-medium term tenants in Entebbe).

Furnished apartments in Wakiso typically command a rent premium of 150,000 to 300,000 UGX per month (40 to 81 USD, or 38 to 75 EUR) over comparable unfurnished units, which works out to roughly 30% to 50% more.

The tenant profiles that tend to prefer furnished rentals in Wakiso are expatriates on work assignments, airline crew on rotating schedules, NGO staff on project contracts, and business travelers who need move-in-ready accommodation near Entebbe International Airport.

Which amenities increase rent the most in Wakiso?

The five amenities that increase rent the most in Wakiso are reliable backup power (inverter, solar, or generator), security features (perimeter wall, guard, CCTV), water storage and pumping systems, good road access to the Entebbe Road or expressway, and modern kitchen and bathroom finishes.

Backup power in Wakiso can add 50,000 to 150,000 UGX per month (14 to 41 USD) to rent, security adds 30,000 to 100,000 UGX (8 to 27 USD), water systems add 20,000 to 50,000 UGX (5 to 14 USD), while proximity to major roads and modern finishes each contribute 50,000 to 100,000 UGX in perceived value.

In our property pack covering the real estate market in Wakiso, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Wakiso?

The five renovations that get the best ROI for rental properties in Wakiso are installing a water storage tank with pump, adding basic backup power (inverter wiring), improving security (better gate, lighting, secure doors), refreshing kitchen and bathroom tiles and fixtures, and repainting interior walls.

A water tank and pump in Wakiso costs around 1.5 to 3 million UGX (405 to 810 USD) and can increase rent by 30,000 to 50,000 UGX monthly; an inverter setup costs 500,000 to 1.5 million UGX (135 to 405 USD) and adds 40,000 to 80,000 UGX to rent; security improvements cost 300,000 to 800,000 UGX (81 to 216 USD) for solid returns; kitchen and bath refreshes cost 500,000 to 1.5 million UGX and noticeably improve tenant appeal.

Renovations that tend to have poor ROI in Wakiso include luxury finishes that tenants do not value (like imported countertops in mid-market areas), swimming pools in non-expat neighborhoods, and overly custom designs that limit tenant appeal.

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 strong is rental demand in Wakiso as of 2026?

What's the vacancy rate for rentals in Wakiso as of 2026?

As of early 2026, the estimated vacancy rate for rental properties across Wakiso District is around 10%, meaning roughly 90% of rental units are occupied.

Vacancy rates in Wakiso vary significantly by neighborhood and property type: high-end expat villas in Entebbe face 15% to 20% vacancy risk, while well-priced 1-bedroom and 2-bedroom apartments in commuter suburbs like Kira and Nansana typically see only 6% to 10% vacancy.

The current vacancy rate in Wakiso is roughly in line with historical norms, as the district has consistently maintained moderate occupancy thanks to its structural role as Kampala's main commuter spillover zone.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Wakiso.

How many days do rentals stay listed in Wakiso as of 2026?

As of early 2026, the average rental property in Wakiso stays listed for about 21 to 35 days before finding a tenant, assuming it is priced correctly for the market.

Days on market in Wakiso range from as few as 14 to 21 days for well-located studios and 1-bedrooms near main roads, up to 6 to 12 weeks for overpriced units, luxury properties, or those with poor road access.

The current days-on-market figure in Wakiso is similar to one year ago, as tenant price sensitivity and abundant mid-market supply have kept the leasing pace steady rather than accelerating.

Which months have peak tenant demand in Wakiso?

The peak months for tenant demand in Wakiso are January through February and August through September, which align with fresh work contracts, post-holiday relocations, and school calendar adjustments.

The specific factors driving seasonal demand in Wakiso include academic terms at nearby universities like Nkumba, corporate hiring cycles that bring new Kampala workers into the commuter belt, and the general rhythm of lease renewals at year-start and mid-year.

The lowest tenant demand in Wakiso typically occurs in April through June and November through early December, when fewer people are actively relocating and landlords may need to be more flexible on pricing.

What will my monthly costs be in Wakiso as of 2026?

What property taxes should landlords expect in Wakiso as of 2026?

As of early 2026, landlords in Wakiso should expect to pay two main types of property-related taxes: local property rates (typically around 6% of the property's rateable value annually) and rental income tax (12% of gross annual rental income above 2.8 million UGX, which is roughly 760 USD or 700 EUR).

Local property rates in Wakiso can range from around 100,000 to 500,000 UGX per year (27 to 135 USD) for modest rental properties, up to 1 million UGX or more (270 USD) for larger or higher-value buildings, depending on the municipal valuation.

Property rates in Wakiso are calculated based on the rateable value of the property (essentially an assessed annual rental value), and the rate percentage is set by the local municipal authority such as Nansana or Entebbe Municipal Council.

Please note that, in our property pack covering the real estate market in Wakiso, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What utilities do landlords often pay in Wakiso right now?

In Wakiso, the utilities landlords most commonly pay on behalf of tenants are security services (guards, compound maintenance), garbage collection, and sometimes water in apartment buildings where sub-metering is impractical.

Security and compound services in Wakiso typically cost landlords 30,000 to 100,000 UGX per unit per month (8 to 27 USD), garbage collection runs around 10,000 to 30,000 UGX (3 to 8 USD), and bundled water (where applicable) adds another 20,000 to 50,000 UGX (5 to 14 USD).

The common practice in Wakiso is for tenants to pay their own electricity (usually prepaid meters are installed) and water (where individually metered), while landlords cover shared security and maintenance costs that are built into the rent.

How is rental income taxed in Wakiso as of 2026?

As of early 2026, individual landlords in Wakiso pay rental income tax at a rate of 12% on gross annual rental income that exceeds 2,820,000 UGX (about 760 USD or 700 EUR), with no expense deductions allowed under the simplified individual treatment.

Under Uganda's current tax rules, individual landlords cannot deduct maintenance costs, property management fees, or other expenses from their rental income before calculating the 12% tax, which makes it a straightforward but sometimes frustrating system.

A common tax mistake landlords in Wakiso make is failing to register with the Uganda Revenue Authority or underreporting rental income, which can lead to penalties when authorities cross-reference property ownership records with tax filings.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Wakiso.

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 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
Uganda Bureau of Statistics (UBOS) CPI Publication	UBOS is Uganda's official statistics agency, so its inflation data is the baseline for tracking rent changes.	We used the "Actual Rentals for Housing" inflation rate to anchor rent growth as we enter January 2026. We also used housing-related inflation breakdowns to check utility cost pressure.
UBOS National Population and Housing Census 2024	This is the official census portal, and Wakiso's population scale is a key driver of housing demand.	We used it to ground the "why demand is strong" story in Wakiso specifically. We used it to explain why commuter-town rentals are structurally supported.
Bank of Uganda Monetary Policy Report	Bank of Uganda is the central bank, so its inflation and macro outlook frames what households can afford to pay.	We used it to frame 2026 rent growth expectations in a realistic way. We used it to connect rent affordability to inflation and interest rate conditions.
Knight Frank Kampala Market Performance Review	Knight Frank is a global real estate firm with formal research and consistent market reporting.	We used it as the professional benchmark for rental market direction, including inventory and tenant sensitivity. We used its occupancy and rent signals to shape Wakiso vacancy estimates.
PropertyPro Uganda	PropertyPro is a major, agent-driven listing platform with structured location pages and frequent updates.	We used it to check asking rents in core Wakiso rental markets like Kira. We used it to inform our typical rent estimates alongside other listing platforms.
Lamudi Uganda	Lamudi is a long-running international property classifieds brand with large market coverage.	We used it as a price reality check for Wakiso apartments from budget to expat-grade. We used it to build confident rent bands for studios, 1-beds, and 2-beds.
Electricity Regulatory Authority (ERA)	ERA is the sector regulator, so its tariff schedules are the official reference for power costs.	We used it to estimate typical tenant utility bills in Wakiso. We used it to anchor utilities as a real monthly cost for tenants.
National Water and Sewerage Corporation (NWSC)	NWSC is the national utility, so this is the authoritative source for water and sewer tariffs.	We used it to explain water billing and why water is sometimes bundled into rent. We used it to support the landlord cost discussion.
PwC Tax Summaries Uganda	PwC is a top-tier tax advisory firm, and its summaries are widely used for quick, reliable guidance.	We used it to state how rental income is taxed for individuals in Uganda. We used it to keep the tax section accurate without overcomplicating it.
KCCA eCitie Property Rates Portal	This is a government portal that plainly states the legal basis and computation approach for property rates.	We used it to anchor the property rates concept and the commonly applied percentage. We used it as a proxy reference for how rating works in Ugandan urban authorities.
Nansana Municipal Council	This is a Wakiso municipal authority site, so it's directly relevant to how local charges work on the ground.	We used it to show that property rates administration is active in Wakiso municipalities. We used it to support the landlord cost discussion for Wakiso.
Kampala-Entebbe Expressway	This is the official operator site for the corridor that most strongly shapes Wakiso's commuter rental demand.	We used it to explain why expressway nodes attract tenants and command rent premiums. We used it to justify faster leasing times in specific Wakiso locations.