House Prices in Kampala and Wakiso (Our Listings)
Updated 3 November 2026 · Land & Property editorial team
As of 3 November 2026 our 14 house listings have a median asking price of UGX 765 million. In Wakiso the median is UGX 580 million across 9 houses, mostly in Kira. In Kampala it is UGX 900 million across 5 houses, one of them a rental block. These are seller asking prices from a small sample, not sale prices or advice.
- All house listings
- 14, median UGX 765 million, range UGX 170 million to 2 billion
- Wakiso houses
- 9, median UGX 580 million
- Kampala houses
- 5, median UGX 900 million
- Data date
- 3 November 2026, Land & Property listings
How much is a house in Kampala in 2026?
In our listings on 3 November 2026, five houses are in Kampala district areas (Komamboga, Kyanja and Kisaasi) with a median asking price of UGX 900 million. The range is UGX 350 million for a two-in-one house in Kisaasi to UGX 2 billion for a six-bedroom house in Kyanja. One of the five is an eight-unit rental block in Kyanja filed under houses, priced at UGX 1.3 billion. Without it, the four Kampala family houses have a median of UGX 900 million as well.
These are asking prices set by sellers and agents. They are not what houses sold for. Knight Frank's H1 2026 review of prime Kampala says asking prices continued to sit above eventual clearing levels and that negotiability had widened, so a final price can be lower than the one advertised. Our own data has no sale prices.
Are houses cheaper in Wakiso?
In our listings, yes. The nine Wakiso houses have a median asking price of UGX 580 million, which is lower than the Kampala median of UGX 900 million. The difference is partly price per bedroom and partly land: several Wakiso houses are on plots of 15 to 22 decimals or the standard 50 by 100 ft. The table shows each area.
| Area | n | Median asking price | Range | Bedrooms stated | Land size stated |
|---|---|---|---|---|---|
| Kira (Wakiso) | 7 | UGX 680 million | UGX 170 million to 1 billion | 4 to 5 where stated | 15 to 22 decimals, or 50 by 100 ft |
| Gayaza (Wakiso) | 1 | UGX 480 million | One listing | Not stated as a number | 18 decimals |
| Entebbe, Bwebajja (Wakiso) | 1 | UGX 520 million | One listing | 3 plus a guest room | 50 by 100 ft |
| Komamboga (Kampala) | 2 | UGX 900 million | UGX 900 million for both | 5 | 50 by 100 and 60 by 100 ft |
| Kyanja (Kampala) | 2 | UGX 1.65 billion | UGX 1.3 billion to 2 billion | 6, and an 8-unit block | 13 and 17 decimals |
| Kisaasi (Kampala) | 1 | UGX 350 million | One listing | 2 | 15 decimals |
With n of 1 or 2 the median is only a description of those listings. Do not quote an area median with fewer than five listings as a market price.
How do bedrooms change the asking price?
Only 10 of the 14 listings state a bedroom count in the data field. Among those, the figures are:
| Bedrooms | n | Asking prices |
|---|---|---|
| 2 | 1 | UGX 350 million |
| 3 | 1 | UGX 520 million |
| 4 | 2 | UGX 680 million and UGX 850 million |
| 5 | 4 | UGX 580 million, UGX 900 million (twice) and UGX 1 billion; median UGX 900 million |
| 6 | 1 | UGX 2 billion |
One further listing shows one bedroom because it is the rental block. We leave it out. The jump from five bedrooms to six, from UGX 1 billion to UGX 2 billion in our stock, shows how much location and finish matter more than the bedroom count alone. A five-bedroom house in Kira sits at UGX 580 million, and another at UGX 1 billion in the same area.
What drives the range?
The spread from UGX 170 million to UGX 2 billion has known causes, though we cannot put a share on each:
- Location and estate: the same suburb has houses at UGX 170 million and UGX 1 billion.
- Land size: 13 to 22 decimals, or 50 by 100 ft, which is about 465 square metres. A decimal is about 40 square metres.
- Condition: one Kira listing is a bungalow needing renovation.
- Finish and extras: servant's quarters, a guest wing, parking, number of bathrooms.
- Title and plans: a house with a clean title and approved plans is worth more than one without. See Buying a House With Land.
- Market conditions: Knight Frank describes H1 2026 as a buyer's market with abundant stock and longer marketing periods.
Building rules also affect value. Daily Monitor reported in 2026 that tougher building laws had taken effect, so ask whether the house has plan approval and an occupation permit. Read Building Control (Amendment) Act 2025 for what changed.
How do we collect and report these numbers?
The method is simple, and you can repeat it.
- We take every house listing published on Land & Property on the stated date. On 3 November 2026 that was 14.
- We use the asking price in Uganda shillings. No listing in this category was priced in another currency.
- We calculate the median, the range and n for each area. We report n so you can see how thin a number is.
- We state bedrooms and land size only where the listing gives them.
- We do not adjust for condition, finish or title.
Limits: a small sample, one date, asking prices only, and one rental block inside the category. We refresh the figures monthly. For the wider picture across plots, farmland and apartments, see the Uganda Property Price Index (Our Listings, Dated). For apartments, see Apartment Prices per Square Metre in Kampala.
What should you do with these numbers?
Use them to set a range, then test it against real houses. This page is general information, not financial or investment advice, and we make no promise that prices will rise, that a house will rent at any level or that any yield will be earned. Get a professional property valuation before you pay for a specific house.
If you plan to rent the house out, remember that the landlord and tenant rules apply, including notice periods. See notice period tenancy. To see current houses, browse house listings. For house types and budget bands, read Houses for Sale in Uganda, and to view a shortlist with a verified guide, book an escorted site visit. The wider overview is at Homes and Condominiums for Sale in Uganda.
Listings available now
Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.
-
2 in 1 houses for sale in Kisaasi at Ugx350m
UGX 350,000,000
-
3+1 Bedroom house in Bwebajja at 520m
UGX 520,000,000
-
Residential House in Kira at Ugx170m
UGX 170,000,000
-
Residential House in Kira Mulawa at Ugx350m
UGX 350,000,000
-
Residential House in Nakwero @Ugx480m
UGX 480,000,000
-
4-Bedroom Residential House in Kitikifumba Kira
UGX 850,000,000
Frequently asked questions
How much is a house in Kampala in 2026?
In our 3 November 2026 listings, the five Kampala houses have a median asking price of UGX 900 million, from UGX 350 million to UGX 2 billion. One of them is a rental block. These are asking prices from sellers, not sale prices, and the sample is small.
Are houses cheaper in Wakiso?
In our listings they are. The nine Wakiso houses have a median asking price of UGX 580 million, against UGX 900 million for Kampala. Most Wakiso houses are in Kira. The samples are small, so check against current listings and a valuation before you decide.
Are these prices what houses actually sell for?
No. They are asking prices set by sellers and agents. Knight Frank reports that prime asking prices sit above eventual clearing levels and that negotiability has widened in H1 2026, so final prices are often lower. We hold no sale price data.
Is this financial advice?
No. This page reports asking prices from our own listings on one date. It does not predict price rises or rental returns. Speak to a licensed professional and get a valuation of the specific property before you commit money.
Sources
- Kampala Property Market Performance Review H1 2026, Knight Frank Uganda (accessed 2026-11)
- Tougher building laws take effect after Museveni approval, Daily Monitor (accessed 2026-11)