Property Sales

Homes to buy in Kampala, with the title checked first

Every property on our list has its title verified before it goes up. We handle the paperwork end to end for buyers at home and abroad.

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What we do

We help buyers acquire residential property in Uganda, from suburban family homes to city apartments. Every property we list has been through a title check, a builder inspection and a price comparable analysis before it lands in front of you. Most of our buyers are either families upgrading their home or Ugandans buying from abroad.

Property sales services for buyers in Kampala, Wakiso, Hoima and abroad

Title checked before we list

Every property has its title lodged and verified with the land registry before it goes up. If the title is not clean, we do not list it, and we tell you why.

Priced against real comparables

We benchmark the asking price against recent sales in the same area, so you do not overpay because you were told this is what people are asking.

Inspected by a builder, not just seen

Before you commit, we walk the property with a builder to catch leaks, cracks, wiring and drainage that photos hide.

Transfer paperwork, end to end

From sale agreement to consent to transfer to registered mutation, we manage the paperwork so you sign what you should and skip what you should not.

Buy from abroad, verify by video

WhatsApp video viewings, title verification receipts by email, and signing routed through your embassy when you cannot fly in for it.

Areas that hold their value

School districts, security, commute, resale. We advise which suburbs hold value and which are speculative before you commit.

How it works

1Tell us what you are looking forArea, budget in UGX or USD, bedrooms, tenure preference and when you want to move. A WhatsApp message is enough to start.
2We send a verified short listOnly properties with clean titles at prices that match the market. Video tours if you are viewing from abroad.
3Inspection, negotiation, sale agreementWe walk the property with a builder, negotiate on your behalf, and draft the sale agreement that protects both sides.
4Transfer, mutation, keysWe manage the transfer at the land office, secure the mutation certificate in your name, and hand over the keys once the title reflects you.

Questions people ask

How do you verify a title?

We lodge the title at the land office in the seller presence and inspect the record for encumbrances, caveats and any pending disputes. If the record is not clean, we walk away and tell you why.

What is the difference between Mailo, Freehold and Leasehold?

Uganda has four ways to hold land, and the type attached to a plot changes both what you own and who else might have a claim on it. Here they are in plain terms.

Mailo. The most common tenure in Kampala, Wakiso, Mukono and Masaka. You own the paper title, but the law protects customary occupants known as bibanja holders. Before buying Mailo, always ask if there are bibanja on the plot, and get their rights formally released in writing before you pay.

Freehold. Absolute, permanent ownership. Nobody else has a customary claim. Most common in western Uganda and on some subdivided estates in Kampala. Usually the cleanest tenure to buy if you can find it in your budget.

Leasehold. A long lease, typically 49 or 99 years, from a freeholder or the government. Most downtown Kampala plots on KCCA or ULC land are leasehold. Check two things before buying: years remaining on the lease, and whether the ground rent is paid up. Shorter leases become harder to finance with a bank.

Kibanja (customary). The oldest form. Generational family use with no formal title. Recognised by the Constitution and convertible to freehold via the district land board. Cheapest tenure but riskiest. Do not buy kibanja without at least a certificate of customary ownership, and preferably a converted title.

Safest to riskiest: Freehold, Leasehold with a long term remaining, Mailo with bibanja released, formalised customary. Foreigners can own Freehold and take leases up to 99 years, but not Mailo in their own name. Banks lend easiest against Freehold and long-term Leasehold.

We label the tenure of every property on our list up front, and walk you through what it means for you before you view.

Can I buy from abroad?

Yes. We do WhatsApp video viewings, share title verification receipts by email, and route signing through the Ugandan embassy in your city with a Power of Attorney. Diaspora buyers are a significant share of what we do.

How much does a home cost in Kampala?

Prices depend heavily on area, plot size and finish. A family home in a suburb like Naalya or Kira sits in a very different bracket to a townhouse in Kololo or a villa in Muyenga. We share the realistic price range for your target area before you view.

What extra costs should I plan for?

You will pay stamp duty, transfer registration fees, legal review costs and a valuation report if you are financing. We give you a total-cost breakdown for your specific purchase before you commit.

Can I finance the purchase with a bank?

Yes. We work with the main Ugandan banks and can send our valuation report directly to your bank so the finance side moves in parallel with the sale.