Apartment Prices per Square Metre in Kampala
Updated 3 November 2026 · Land & Property editorial team
No public index gives a reliable price per square metre for Kampala apartments. In our listings as of November 2026, the one project that states both prices and floor areas, freehold condos at Kasangati on Gayaza road, asks UGX 2.50 to 2.64 million per sqm. Prime-area units in Kololo, Naguru and Nakasero are priced in dollars without floor areas. Asking prices are not sale prices. This is not financial advice.
- Kasangati condos, asking price per sqm (our listing, Nov 2026)
- UGX 2.50 to 2.64 million (4 unit types, 1 project)
- Apartment listings with a stated floor area
- A small share of our 19 apartment listings
- Prime-area units quoted in dollars (our listings)
- Naguru 3-bed USD 300,000 to 340,000
- Market tone, H1 2026
- Asking prices above clearing levels (Knight Frank)
How much is an apartment per square metre in Kampala?
The honest answer is that nobody publishes a verified figure for the whole city. Knight Frank's twice-yearly review reports rents, occupancy and market tone, but we did not find sale prices per square metre for apartments in its first-half 2026 edition. Some property blogs publish per-square-metre figures, but we could not trace their method, so we do not repeat them.
What we can show is our own data, labelled as asking prices on 3 November 2026. Among our apartment listings, one project states both a price and a floor area for each unit type:
| Unit type (Kasangati, Masoli, Gayaza road) | Floor area | Asking price | Per sqm (calculated) |
|---|---|---|---|
| 1 bedroom | 50 sqm | UGX 132 million | UGX 2.64 million |
| 2 bedrooms | 79 sqm | UGX 205 million | UGX 2.59 million |
| 3 bedrooms | 92 sqm | UGX 237 million | UGX 2.58 million |
| Penthouse duplex, 3 bedrooms | 166 sqm | UGX 415 million | UGX 2.50 million |
Source: Land & Property listings, Nov 2026 (n = 4 unit types in one freehold project). The per-sqm figures are our arithmetic from the seller's price and stated area.
That is one project in one district, so it is a data point, not an area average. Do not apply it to Kololo or Bugolobi.
Why can we not give per-sqm prices for prime areas?
Our prime listings do not state floor areas. In Kololo, The Bridge condominiums are quoted at USD 89,000 for a studio, USD 127,000 for a one-bedroom, USD 253,000 for a two-bedroom and USD 381,000 for a three-bedroom. In Naguru the listing asks USD 300,000 to 340,000 for three-bedroom units and USD 320,000 to 360,000 for four-bedroom units, and in Nakasero USD 145,000 and USD 267,000 for one- and two-bedroom units. Without an area for each unit we will not divide, because a guess would mislead you.
Knight Frank's 2023 blog gives an older sense of scale: USD 380,000 to 500,000 for three-bedroom condominiums in recent Kololo developments, which it called speculative and unsustainable, and a band of USD 100,000 to 250,000 for apartments within about 10 km of the city centre that it said was under-supplied. These are totals, not per-sqm prices, and they are three years old.
When you meet a prime-area quote, ask for the net internal area in the sales brochure and the registered unit area on the condominium plan, then do the division yourself.
What is the difference between prime and mid-market pricing?
Knight Frank treats Nakasero, Kololo and Naguru as Kampala's prime residential areas, and says a pipeline of about 1,800 apartment units was expected there in the first half of 2026, up from 1,200 a year earlier. It also reports that prime occupancy improved to about 84% and that the sales market favoured buyers, with asking prices in the prime segment sitting above eventual clearing levels.
In practice that means:
- Prime: priced in dollars in our listings. Knight Frank says Ugandan nationals made up a growing share of buyers of prime apartments, motivated by owner-occupation and long-term capital preservation, and that more supply is coming. Expect room to negotiate.
- Mid-market: priced in shillings, in places such as Kasangati in our data. Smaller price tags, and a project like this one gives you floor areas to compare.
Dollar pricing also exposes you to the exchange rate. Knight Frank reports the shilling averaged UGX 3,562 to the dollar in January 2026 and UGX 3,711 in June 2026. Our listings convert at their own rate, for example 3,800, so recalculate with the rate on the day you pay.
How do you work out a per-sqm price yourself?
Use one rule: price divided by area, with the same area measure each time. Check which area the seller means.
- Net internal area is the floor you live on, inside the walls.
- Gross area includes walls, balconies and sometimes a share of corridors. A gross area makes the per-sqm price look lower.
To judge your own unit, you can use typical sizes as a guide. The National Housing and Construction Company's for-sale page lists a one-bedroom apartment of 50 sqm, a two-bedroom of 75 sqm, three-bedrooms of 105 to 133 sqm, four-bedrooms of 130 to 133 sqm and a 243.6 sqm penthouse. It shows no prices. As arithmetic only, a two-bedroom of 75 sqm asking UGX 300 million would be UGX 4 million per sqm. That is an example, not a market price.
Also compare what comes with the price: parking, a generator, a lift, a title of its own and the monthly service charge. See condo service charge before you compare two buildings.
Why are these asking prices and not sale prices?
Every figure on this page is what a seller asks. Knight Frank says asking prices in the prime segment sat above eventual clearing levels in the first half of 2026 and that negotiability widened. The price a unit actually sells for is usually lower, and we do not hold a verified record of closed prices.
A dated source helps you see whether things are moving. Every figure here carries its date. For a different example of how we handle dated price series, see the Uganda Tree and Timber Price Index (Monthly). For houses, see House Prices in Kampala and Wakiso (Our Listings), and for building costs cost to build a house in Uganda.
New schemes keep launching, and the best place to check them is New Apartment Developments in Kampala, 2026. For the overview, start at Houses for sale Kampala and our apartment listings.
How should you use these numbers, and what are the limits?
Use them to ask better questions, not to decide. This page is information and not financial advice. Asking prices are not a guarantee of value, resale or rental return, and we make no promise of any yield. Before you commit, get a written valuation from a registered valuer, search the title and have an advocate read the sale agreement. You can book an escorted site visit to see a unit with someone who will measure it with you.
Frequently asked questions
How much is an apartment per square metre in Kampala?
There is no verified citywide figure. In our listings as of November 2026, freehold condos at Kasangati ask UGX 2.50 to 2.64 million per sqm, from one project. Prime-area units are quoted in dollars without floor areas, so we do not calculate a figure for them. Asking prices are not sale prices.
Which areas cost most per sqm?
Knight Frank treats Nakasero, Kololo and Naguru as the prime areas, and our listings there are in dollars at the top of our range. We do not have verified per-sqm figures for them, so ask each seller for the registered unit area and divide the price yourself.
Are asking prices the same as what units sell for?
No. Knight Frank reported that prime asking prices sat above eventual clearing levels in the first half of 2026 and that buyers had more room to negotiate. We hold no record of closed sale prices, so treat every figure here as an asking price.
Should I use per-sqm prices to value an apartment?
Use them only as one check, with several similar units in the same building or area. Also compare parking, service charge, title and condition. For a purchase decision, get a written valuation from a registered valuer.
Sources
- Kampala Property Market Performance Review H1 2026, Knight Frank Uganda (accessed 2026-11)
- What are the latest trends shaping Kampala's residential property sector, Knight Frank Uganda (accessed 2026-11)
- Properties for sale, National Housing and Construction Company (accessed 2026-11)
- Land & Property listings snapshot, 3 November 2026 (93 published listings), Land & Property (accessed 2026-11)