Property for sale in Kampala

Buying property in Uganda is where people worry most about being cheated. It is why we check the title, confirm the tenure and visit every property before it goes on this page. When you see a listing here, we already know who the seller is and the paperwork adds up. The checks you would normally do late in the process start early. It is the same standard we hold across our property sales service.

Buyers in Kampala usually split three ways.

• Houses to live in or to let out. Ready to move into, with a garden and a compound of your own.
• Land to build on later, or to hold as your money grows. This is where our biggest inventory sits and where tenure matters most.
• Apartments come up less on the sale side in Kampala right now, but ask us if a specific block interests you and we will let you know when one comes up.

Tell us what you want the property for and we point you the right way. If you already know, jump to the specific page.

Where you buy sets what your property is worth in ten years, not just today. The older suburbs, Kololo, Nakasero, Bugolobi and Muyenga, hold their value best but the money going in is higher too. The family suburbs, Ntinda, Naalya, Bukoto and Kiwatule, mix good building plots with ready houses on quiet streets. The cheaper edges further out, Najjera, Kira, Kyanja, Namugongo and along Entebbe Road, give you more land for your money and are where a lot of new building is happening now. Hoima is its own market: a full acre there costs a fraction of a plot in Kampala, and we hold more Hoima land than the big city agencies do.

Typical asking price from current listings on public sites, updated every month. Updated 8 September 2026. These are what sellers are asking, not what has changed hands. Land is not yet in the monthly update. For real land prices from our own listings, see our land for sale page.

1. Title copy and any claims against the property. Get a search letter from UgNLIS or the Zonal Office. Check the seller is the registered owner, the boundaries match, and there is no caveat, mortgage or ongoing dispute on the property before any money moves.
2. What the tenure lets you do. Mailo, Freehold, Leasehold and Kibanja each work differently for banking, resale, and sitting tenants. Confirm the tenure on the title itself and match it to your plan.
3. See it with a surveyor. Walk the boundary. Check road access, water and UEDCL power. On land, ask two neighbours who owns it and whether anyone else has ever claimed it.
4. The full price. Stamp duty of 1.5 percent on transfer, Ministry transfer fees, advocate fees usually one to two percent, and the agent fee. Get every line in writing before you put down a deposit.
5. Payment stages. A deposit to hold the property, the balance on transfer, clear timing in between. Never pay the full price before the transfer is registered in your name at the Registry.