Property Transfer Cost Calculator for Uganda
Updated 3 November 2026 · Land & Property editorial team
As of November 2026, the government charges on a Ugandan land transfer are stamp duty of 1.5% of the value set by the Chief Government Valuer, plus small fixed fees of UGX 10,000 each for a search, a search letter and registration. On a UGX 155 million plot that is about UGX 2.36 million. Lawyer, surveyor and agent fees are negotiated, so enter them yourself.
- Stamp duty on a land transfer
- 1.5% of the value set by the Chief Government Valuer (as of Nov 2026)
- Search, search letter, registration
- UGX 10,000 each (Ministry of Lands cost sheet, May 2025)
- TIN needed
- Buyer and seller, where land is worth UGX 10 million or more (URA)
- Fee rises
- Proposed only, reported 16 Oct 2026, not law
What does the transfer cost calculator ask for?
The calculator on this page takes a handful of inputs and shows every line of the sum, so you can see where each shilling comes from. It is built for a buyer of a plot, house or apartment on titled land in Uganda.
- Price. The agreed price in UGX.
- Value for stamp duty. By default the same as the price. If the Chief Government Valuer has given you a different figure, enter it here, because duty is charged on that figure.
- Number of searches and letters. One of each is the usual minimum.
- Your own professional fees. Lawyer, surveyor, valuer and agent. These are blank until you fill them in from written quotes.
- Fee scenario. "Current" uses the fees in force. "Proposed" uses the higher registry fees that have been put forward but are not law.
The tool does not guess the lines it cannot source. If you leave your professional fees empty, the total shows only the government charges and says so.
Which rates does it use, and from when?
Every rate is shown with its date and source, as of November 2026. Check them against the sources listed at the foot of the page before you pay.
| Charge | Rate or amount | Source and date |
|---|---|---|
| Stamp duty on a transfer of land | 1.5% of the value of the land | Ministry of Lands cost sheet, May 2025; URA guidance |
| Official search of the register | UGX 10,000 per search | Ministry of Lands cost sheet, May 2025 |
| Search letter | UGX 10,000 per letter | Ministry of Lands cost sheet, May 2025 |
| Registering the transfer | UGX 10,000 | Ministry of Lands cost sheet, May 2025 |
| Lawyer, surveyor, valuer, agent | Negotiated | No official scale verified. Get written quotes |
URA says stamp duty on land is paid at 1.5% of the total value, in the name of the buyer, across mailo, freehold and leasehold, and that the Chief Government Valuer sets the value. The URA article we read is dated January 2022, and the Ministry of Lands cost sheet of May 2025 gives the same 1.5%. Older pages still show 1%, so if you see that figure, it is out of date. Our page on stamp duty on land and property in Uganda explains the history.
How do I calculate stamp duty by hand?
Multiply the value by 0.015. The value is the figure the Chief Government Valuer assigns, which may not equal your price. URA states the value "may not necessarily be the purchase value", because land values keep changing and the valuer updates them. If the valuer's figure is higher than your price, you pay on the higher number.
| Value for duty | Stamp duty at 1.5% | Plus search, letter and registration (UGX 30,000) |
|---|---|---|
| UGX 50,000,000 | UGX 750,000 | UGX 780,000 |
| UGX 155,000,000 (median plot asking price) | UGX 2,325,000 | UGX 2,355,000 |
| UGX 200,000,000 (valuer figure on the same plot) | UGX 3,000,000 | UGX 3,030,000 |
| UGX 500,000,000 | UGX 7,500,000 | UGX 7,530,000 |
| UGX 1,300,000,000 (median apartment asking price) | UGX 19,500,000 | UGX 19,530,000 |
The two medians come from Land & Property listings, Nov 2026: 21 plots at a median asking price of UGX 155 million and 19 apartments at UGX 1.3 billion. They are asking prices, not sale prices, and they are here only to show the sum. The valuer's role, and how to query a figure you think is too high, are in Chief Government Valuer and stamp duty valuation.
What fees are in the calculator, and what is left out?
The calculator adds the lines we can source and leaves a box for the ones we cannot. The full list of buyer costs, with their sources, is in cost of buying land in Uganda, and the wider picture of taxes and loans is in property costs, taxes and mortgages in Uganda.
Included: stamp duty, official search, search letter, registration of the transfer.
Entered by you: your lawyer, surveyor, valuer and agent fees. We found no official scale for these, so we do not print a range. Ask for each quote in writing and say what it covers.
Not included: a mortgage, a building plan, a subdivision, or taxes the seller pays. If the plot is a diaspora purchase, add power of attorney, travel and remittance costs with the diaspora total-cost calculator. If you plan to rent the property out afterwards, the rental yield calculator carries on from here.
One more point: for land worth UGX 10 million or more, URA requires both buyer and seller to have a Tax Identification Number (TIN) from 6 December 2021, and companies need one whatever the value. Get it before the day of payment.
Will the registry fees go up?
The Daily Monitor reported on 16 October 2026 that the government proposes large increases in land registry fees. It said registering a certificate of title and registering a transfer or lease would rise from UGX 10,000 to UGX 50,000, and lodging or removing a caveat from UGX 10,000 to UGX 30,000, with searches reportedly to carry the same charge as title registration, though the article does not state the amount clearly. The same report says these are proposals that need approval from the Ministry of Finance and Cabinet, and that the Lands Ministry has asked for a statutory instrument to be prepared.
They are not law as of November 2026. The calculator's "proposed" scenario shows the effect so you can plan, but it labels the result as a proposal. On a UGX 155 million plot the change would add tens of thousands of shillings, small next to the UGX 2.3 million stamp duty. Check the fee on the day you pay.
When should I not trust the calculator?
Treat the result as a budget, not a bill. Four things can move the real number.
- The valuer's figure. If it is higher than your price, the duty is higher.
- A rule change. Rates are dated for a reason. Confirm with URA and the registry on the day.
- Special cases. Leases, company sellers, gifts and subdivisions can attract different charges.
- Your professional fees. They can differ widely from one advocate or surveyor to the next.
This is general information, not legal or tax advice. If you want to talk through a purchase, ask our team on WhatsApp or by email, or browse plot listings and run the numbers on a real advert.
Frequently asked questions
How do I calculate stamp duty?
Multiply the value of the land by 1.5%. The value is the figure set by the Chief Government Valuer, which may differ from your price. For example, a value of UGX 155 million gives UGX 2,325,000. URA records the buyer as the payer. Confirm the rate with URA on the day you pay.
What fees are in the calculator?
Stamp duty at 1.5%, an official search at UGX 10,000, a search letter at UGX 10,000 and registration of the transfer at UGX 10,000, all dated as of May 2025 or later. Lawyer, surveyor, valuer and agent fees are negotiated, so you enter them from your own quotes.
Is the price or the valuation used for stamp duty?
The valuation. URA says duty is paid on the value determined by the Chief Government Valuer, which may not be the purchase price. If the valuer sets a higher figure than your price, you pay duty on the higher figure.
Do I need a TIN to buy land?
Yes, where the land is worth UGX 10 million or more. URA says buyer and seller each need a TIN for such transactions from 6 December 2021, and companies need one regardless of value.
Are the registry fee increases in force?
No. The Daily Monitor reported on 16 October 2026 that the Lands Ministry proposed raising registration and transfer fees from UGX 10,000 to UGX 50,000. They need approval from the Ministry of Finance and Cabinet. Until a statutory instrument is issued, the current fees apply.
Sources
- Service costs, Department of Land Registration, Ministry of Lands, Housing and Urban Development (accessed 2026-11)
- Stamp duty and TIN requirements for land transactions, Uganda Revenue Authority (Taxman) (accessed 2026-11)
- Land title costs to soar as government proposes fee hikes, Daily Monitor, 16 October 2026 (accessed 2026-11)