Kampala property prices
What it actually costs to rent or buy a home in Kampala’s established suburbs, in the currency it is priced in. Compiled from live listings and refreshed monthly, because nobody else publishes it. Last updated 8 September 2026.
Every property portal in Uganda lists homes. None of them tells you what those homes actually cost, suburb by suburb. So we built it. This page compiles the median asking rent and sale price for mid-range and premium homes across Kampala’s established suburbs, keeps shillings and dollars strictly separate, and refreshes every month. It is free to use, and free to reprint with attribution.
Where Kampala is searching for homes
Before the prices, here is where the demand is. These are the Kampala suburbs Ugandans search for rentals most, by average monthly searches. Ntinda leads by a clear margin, then Muyenga and Kololo. Search interest is attention, not transactions, but it is a fair signal of where people are looking to live.
Average monthly searches for houses for rent in each suburb. Source: Google Ads search volume, September 2026.
Typical asking rents in Kampala
Median asking rent for mid-range and above homes, by property type, bedrooms and currency. Furnished homes and prime addresses like Kololo, Nakasero and Bugolobi are usually priced in US dollars; standalone family homes in the established suburbs are usually in shillings.
Typical asking rent per month
| Property | Bedrooms | Typical asking rent | Range | Listings |
|---|---|---|---|---|
| Apartment | 1-2 bed | UGX 1.7M /mo | UGX 1.2M to UGX 7M | 14 |
| Apartment | 3 bed | UGX 2.5M /mo | UGX 1.5M to UGX 12.5M | 4 |
| Apartment | 1-2 bed | USD 900 /mo | USD 900 to USD 900 | 1 |
| House | 1-2 bed | UGX 1.4M /mo | UGX 1.4M to UGX 1.4M | 1 |
| House | 3 bed | UGX 1.7M /mo | UGX 1.5M to UGX 2.5M | 3 |
| House | 4+ bed | UGX 2.5M /mo | UGX 1.5M to UGX 2.8M | 3 |
| House | 1-2 bed | USD 950 /mo | USD 700 to USD 1,200 | 2 |
| House | 3 bed | USD 960 /mo | USD 520 to USD 1,400 | 2 |
| House | 4+ bed | USD 1,500 /mo | USD 1,000 to USD 4,000 | 10 |
Typical asking prices to buy
Median asking price for homes for sale, on the same basis.
Typical asking sale price
| Property | Bedrooms | Typical asking price | Range | Listings |
|---|---|---|---|---|
| House | 3 bed | UGX 440M | UGX 440M to UGX 440M | 1 |
| House | 4+ bed | UGX 1.1B | UGX 470M to UGX 2B | 8 |
| House | 4+ bed | USD 400,000 | USD 330,000 to USD 599,000 | 7 |
How this is compiled. Median asking price of public listings. Houses and apartments treated separately; UGX and USD never blended. Standalone houses under 2 bedrooms, below-market listings, multi-unit blocks, non-residential and peripheral low-end areas excluded. Asking prices, not transacted. Single-source v1; wider sample and more portals to follow. Source: Uganda Property Centre (public listings). Sample: 56 listings. Updated 8 September 2026.
What this tells you, and what it does not
- First, these are asking prices, not what a deal finally closes at. Sellers and landlords list a little high, so the figure that actually changes hands usually sits a bit below.
- Second, these are medians of a sample, not a census. A suburb with only a handful of current listings will move around more between updates than one with many.
- Third, this is mid-range and above, on purpose. It is the part of the market Mainstop works in, so it does not describe single rooms, hostels or the budget end.
We would rather show you an honest picture with its limits than a confident number that is wrong.
Use the numbers, then talk to someone who knows the street
A median is a starting point, not a valuation. What a specific house is worth depends on the plot, the finish, the exact street and what has sold nearby. When you are ready, we will tell you honestly whether a price is fair before you commit. Browse current houses to rent and houses to buy in Kampala, or see how our rentals and property sales work.
Journalists and researchers: these figures are free to reprint with attribution to Mainstop Properties (mainstopproperties.com). Contact us for the methodology or a comment.
Want a real figure for a real property?
Send us the area and what you are looking for. We will tell you what it should cost, honestly, and show you what is available now.