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Homes and Condominiums for Sale in Uganda

Updated 3 November 2026 · Land & Property editorial team

On 3 November 2026 our median asking price was UGX 765M for a house and UGX 1.3B for the apartment category, but most apartment listings are whole rental blocks, not single flats. A condominium unit should have its own certificate of title once the condominium plan is registered. Ask for that title and the occupation permit before you pay.

Houses (14 listings)
Median UGX 765M, range UGX 170M to UGX 2B
Apartment category (19 listings)
Median UGX 1.3B, at least 12 are whole blocks
Unit title
Issued per unit when a condominium plan is registered
Occupation permit
Required before occupying a new building (Building Control Act, s.44)

What do houses and apartments cost in our listings?

These are Land & Property asking prices on 3 November 2026. They are not sale prices or valuations.

TypeListingsMedian asking priceRange
Houses14UGX 765MUGX 170M to UGX 2B
Apartment category19UGX 1.3BUGX 132M to UGX 5.5B

Read the apartment figure with care. At least 12 of the 19 apartment listings are whole buildings of between 6 and 34 units sold as rental income property, such as an 8-unit block or a 26-unit block. That pushes the median up. The few listings that look like single units or condominium developments, in Nakasero, Kololo, Naguru and Masoli, range from about UGX 132M to UGX 1.14B. If you want one flat, filter for it and ask the seller whether the listing is a unit or a building. See Apartments for Sale in Kampala and apartment price per sqm in Kampala.

Where are our houses and apartments?

Our 14 houses are mostly in Kira (7), then Kyanja (2), Komamboga (2), Kisaasi, Entebbe and Gayaza (1 each). The apartment listings cluster in Kyanja and Komamboga, with others in Kololo, Nakasero, Naguru, Kisaasi, Kira, Kyaliwajjala, Namugongo and Kasangati. Read Houses for Sale in Entebbe: Areas, Prices and Titles, where to buy a house in Kampala, 3 Bedroom Houses for Sale in Uganda: Prices and Areas and Bugolobi Flats for Sale: Titles, Prices and Checks. Buyers on a tighter budget can read Low Cost Houses for Sale in Uganda: Real Options and Cheap Houses for Sale by Banks in Uganda: How It Works.

Can I get a title for an apartment in Uganda?

Yes, where the building is a registered condominium. The Condominium Property Act, 2001 and its Regulations of 2002 (amended 2012) let a building be divided into units and common property. According to KTA Advocates, once a developer registers a condominium plan with the Commissioner of Land, the Registrar opens a separate part of the register for each unit and issues a certificate of title for it. The unit owner then holds a title independent of the other owners, under the Registration of Titles Act.

The owners together own the common property, such as the land, structure and shared services, in shares set by each unit's unit factor. A corporation is created by law to manage the common property and enforce the building's by-laws. The Companies Act does not apply to it. Read condominium property act, condominium plan registration and Owning a Condo Unit.

What is the difference between a unit title and a master title?

A unit title is a certificate for your unit alone. A master title is one title over the whole building or parcel. If you buy under a master title, you do not hold a certificate for your unit alone, so ask the seller to explain in writing what you would own and how you could sell or mortgage it. If the building is a registered condominium you should be able to get a unit title. If it is not, ask exactly what you will hold and how you could sell it or mortgage it later. KTA also says a developer must not sell a unit before giving the purchaser the sale agreement, proposed rules, proposed management agreement, the certificate of title for the unit and the condominium plan. Use that list as your checklist. See Condominium Title vs Master Title and unit title not delivered.

Our own listings show the problem. Of the 10 apartment listings that state a tenure, 7 say mailo, 2 freehold and 1 leasehold, and 9 show no tenure at all. Of 5 houses with a tenure, all 5 say mailo, and 9 houses show none. A blank means you must ask for the title.

Do I need an occupation permit?

Yes for a newly completed building. Section 44 of the Building Control Act, 2013 says the owner must notify the Building Committee when a building is practically complete and apply for an occupation permit. The Committee must examine the building within fourteen days and either issue the permit or refuse it with written reasons. Anyone who occupies or uses a building before a permit is issued commits an offence and is liable to a fine of up to twenty-four currency points (one currency point is UGX 20,000, so up to UGX 480,000). A permit for a partly finished building can be valid for up to twenty-four months. The Act may have been amended since this text was published, so check the current version. Ask the seller to show the permit and the approved building plan: see occupation permit, building plan approval at KCCA and buying an unfinished house.

What does buying a home cost besides the price?

Stamp duty on a transfer is 1.5% of the value as of November 2026, according to the committee report on the Stamp Duty (Amendment) Bill, 2026, which proposes 3% and had not been confirmed as law when we checked. Buyer and seller each need a TIN for land transactions of UGX 10 million and above (URA, from 6 December 2021). Add legal fees, valuation and, for a condominium, the service charge. Rates for each are explained in condo service charge, house valuation, home buyer legal checks and buy a house with a mortgage. Confirm all rates with URA and your lawyer before you sign.

Can foreigners buy apartments?

The Land Act (section 40) says a non-citizen may acquire a lease of up to 99 years but may not acquire mailo or freehold land. The sources we checked do not say how these limits apply to a condominium unit title, so a foreign buyer should ask a Ugandan advocate what tenure sits under the building and whether a lease of up to 99 years is what is on offer. Read buy property in Uganda from abroad for the wider picture.

Where do I go next?

Compare Apartment or House in Kampala, read Buying an Apartment Off Plan in Uganda and Off-Plan Payments if the building is not finished, then browse house listings and book an escorted site visit. Commercial buyers can start at commercial property. Sellers can read Sell Your Land, House or Forest in Uganda. Agents are listed at Verified real estate agents Uganda. See also property for sale by district.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

In this section

Frequently asked questions

Can I get a title for an apartment in Uganda?

Yes, where the building is a registered condominium. Once the condominium plan is registered the Registrar issues a separate certificate of title for each unit, under the Condominium Property Act, 2001. If there is no registered plan, ask the seller exactly what title or share you would hold.

Is it cheaper to buy a house or an apartment in Kampala?

In our listings the median house asking price was UGX 765M and the apartment category UGX 1.3B, but that apartment figure is lifted by whole rental blocks. Single condominium units in our listings ranged from about UGX 132M to UGX 1.14B. Compare like with like and by area.

Can foreigners buy apartments?

A non-citizen may acquire a lease of up to 99 years but not mailo or freehold land under section 40 of the Land Act. What a foreign buyer can hold in a condominium depends on the tenure under the unit, so take advice from a Ugandan advocate before paying.

What is an occupation permit?

It is the Building Committee's permission to occupy a completed building, issued after an inspection under section 44 of the Building Control Act, 2013. Occupying a building without it can lead to a fine. Ask the seller to show the permit for any new or recently altered building.

What should I ask for before paying a deposit on an off-plan apartment?

Ask for the sale agreement, the proposed rules, the proposed management agreement, the condominium plan and the unit's title or a clear date for it. Pay in stages tied to construction progress, and do not pay a large sum on a brochure alone.

Why is the apartment median so high on your listings?

Most listings in the apartment category are whole buildings of 6 to 34 units, sold as income property with the monthly rent stated. Their prices run into billions. Single units are cheaper. Ask the seller whether the listing is a flat or a building.

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Sources

  1. Bricks and by-laws: understanding condominium ownership rights and responsibilities in Uganda, KTA Advocates (accessed 2026-11)
  2. Building Control Act No. 10 of 2013 (s.44, occupation permit), Kampala Capital City Authority (copy of the Act) (accessed 2026-11)
  3. Land Act, Chapter 236 (s.40, acquisition of land by a noncitizen), ULII / Laws.Africa (accessed 2026-11)
  4. Report of the Committee on Finance on the Stamp Duty (Amendment) Bill, 2026, Parliament of Uganda (accessed 2026-11)
  5. 10 facts in new TIN requirement for land transactions above UGX 10 million, Uganda Revenue Authority (accessed 2026-11)
  6. Land & Property listings, Nov 2026 (houses and apartments), Land & Property (accessed 2026-11)

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