Apartments for Sale in Kampala: Live Listings

How many apartments are for sale in Kampala on Land & Property?

On 3 November 2026 we had 19 published apartment listings. Twelve are in Kampala district areas (Kyanja, Komamboga, Kisaasi, Kololo, Naguru, Nakasero), five are in nearby Wakiso (Kira, Kyaliwajjala, Namugongo, Kasangati and one more Kyanja address), one is at Ndejje on the Entebbe road and one is further out in Mityana. Asking prices run from UGX 132 million to UGX 5.5 billion, and the median is UGX 1.3 billion.

That median needs care. Most of these are not flats to live in. They are complete rental buildings with 6 to 34 units, sold with the land and with the monthly rent the seller says the building collects. If you want a single unit to live in, the useful comparison is the second table below. To see what is live now, browse apartment listings.

Which areas have apartments for sale, and at what price?

Table of our listings by area, asking prices as of 3 November 2026. Counts are small, so treat medians as descriptions of our stock, not of the market.

For area background see Property in Kyanja and Property in Kololo, Nakasero and Naguru. For the northern edge, see land for sale Kasangati.

What title type does each apartment listing carry?

We list the tenure the seller states. Nothing here replaces a title search at the registry.

• Mailo: 13 listings, either in the tenure field or in the description (private mailo), including the rental blocks in Kyanja, Kira, Kyaliwajjala, Namugongo, Komamboga and Kikandwa.
• Freehold: 2 listings, the Masoli scheme in Kasangati and the Nakasero condominium.
• Leasehold: 1 listing, in Ndejje, with 36 years remaining and renewable according to the seller.
• Not stated: 3 listings, the Kisaasi block and the Kololo and Naguru developments.

For a whole building on mailo land, you buy the land and the building together, and the title is a land title. For a unit in a condominium, the Condominium Property Act, 2001 (Act 4 of 2001) says the registrar opens a separate part of the register and issues a certificate of title for each unit (section 3). A unit title is treated as issued under the Registration of Titles Act (section 4(2)). A building sold on a shared master title is a different arrangement, explained in Condominium Title vs Master Title. On a leasehold, the years left matter, because they cap what you can sell on.

What do single units cost, and what do the studios and one-bedrooms look like?

Only four listings give prices for individual units. This is also where the small units sit, so it covers what buyers search for as studio or one-bedroom apartments.

The Kololo base price of UGX 338.2 million matches USD 89,000 at an exchange rate of UGX 3,800, which is the rate the Naguru listing quotes. Exchange rates move, so ask what rate your contract uses and when.

On the rent side, our rental-block listings give a picture of small-unit income as the sellers state it, not as verified. The Kyanja Ring Road block lists one-bedroom units rented at UGX 1.3 million a month. The Kyaliwajjala block lists two-bedroom units at UGX 1 million each. The Kisaasi block lists two-bedroom units at UGX 2.5 million each. These are seller figures, so ask for tenancy agreements and bank statements before you rely on them.

What do the rent figures in the blocks imply?

Many of our block listings state a monthly rent collection. Dividing a year of that rent by the asking price gives a simple gross figure, before service costs, voids, repairs and tax. All of the rents below are seller statements that we have not verified.

A stated rent roll is not income in your pocket. Check that every unit is occupied, who pays utilities and the service costs, and whether there is a valid occupation permit. See rental block for sale Kampala for how to value a building, and new apartments Kampala for projects under construction.

What parking and backup power should you expect?

Knight Frank's H1 2026 review of the Kampala market says new schemes aimed at Ugandan occupiers emphasise family layouts, quality finishes and adequate parking, which it describes as having hardened from a preference into a prerequisite. It adds that reliable backup power, water, connectivity and security are the baseline below which stock struggles to compete, whatever the location.

In practice, ask for each of these in writing before you pay a deposit: the number of parking bays per unit, whether a generator or solar backup covers lifts and water pumps, the water source and storage, and who pays for the fuel. Our listings do not state parking counts, so we do not claim any. For the pricier end of the market, see Luxury Homes and Penthouses in Kampala. Bugolobi is its own market, covered in Bugolobi Flats for Sale: Titles, Prices and Checks.

Is it a good time to buy a Kampala apartment?

We do not give investment advice, but the market conditions are public. Knight Frank describes H1 2026 as a buyer's market: more apartments, houses and land on offer, asking prices in the prime segment above eventual clearing levels, longer marketing periods and wider room to negotiate where several schemes sell at once. Its outlook for the second half of 2026 expects conditions to keep favouring buyers and tenants, with supply the main risk, as the pipeline in Nakasero, Kololo and Naguru grew to about 1,800 expected units from about 1,200 a year earlier.

That gives you room to ask questions and to negotiate. It is also a reason to check the developer's record and the unit title before paying. To see a building in person, book an escorted site visit.

Frequently asked questions

Related guides

• Homes and Condominiums for Sale in Uganda
• Luxury Homes and Penthouses in Kampala
• New Apartment Developments in Kampala, 2026
• Property in Kyanja: Apartments, Houses, Plots
• Bugolobi Flats for Sale: Titles, Prices and Checks
• Rental Blocks and Residential Buildings for Sale