Houses for Sale in Entebbe: Areas, Prices and Titles

How much is a house in Entebbe?

We can give you one hard number and some context. Our single house in the Entebbe area is a three-bedroom home with a guest room and two washrooms at Bwebajja on Entebbe Road, on 50 by 100 ft, asking UGX 520 million, with a mailo title. One listing is not a market, so do not read it as the price of a typical Entebbe house.

The land around the lake gives a better sense of how Entebbe is priced. In our listings, 30 acres at Garuga touching Lake Victoria ask UGX 550 million per acre, and 6.5 acres at Garuga on Entebbe Road ask UGX 700 million per acre. Knight Frank wrote in March 2021 that lakefront land in Entebbe sold for USD 400,000 to 450,000 per acre and that prime residential rents were USD 1,000 to 3,000 a month. That article is five years old, so use it for direction only, as of November 2026.

For houses in the wider Kampala and Wakiso area, compare 3 Bedroom Houses for Sale in Uganda: Prices and Areas and Houses for Sale in Uganda: Types, Prices, Areas.

Which parts of Entebbe sell houses, and how do the Entebbe Road estates differ?

Think of two kinds of place.

• Entebbe town and the lake shore. Knight Frank describes a "vibrant ex-pat community" drawn by the lake, two shopping malls and the security that comes from being near the airport and government buildings, and says waterfront property is highly sought after.
• Entebbe Road estates. Our own listings name Bwebajja, Kitende and Ndejje Namasuba as being on Entebbe Road, outside the town itself. The road links Kampala with the airport, and Knight Frank lists the Kampala-Entebbe Expressway among the alternative road networks serving the area. Our listings there are on 50 by 100 ft plots or on land measured in decimals.

We have not verified area-by-area facts for places like Kitoro, Katabi or Nakiwogo, so we do not describe them here. When we hold listings or sourced local facts for them, we will add them. For land in the area see Property in Entebbe: Plots, Houses, Farmland.

Are there height limits near the airport?

Yes, in effect, and the rule is about permission, not a fixed number. The Civil Aviation (Aerodromes) Regulations, 2022 (S.I. 94 of 2022) say in Regulation 127 that a person shall not construct a building or structure within the vicinity of an aerodrome unless authorised by the Uganda Civil Aviation Authority. The authority may require an aeronautical study of the effect of the building on aircraft operations. Regulation 128 adds that no object may penetrate an obstacle limitation surface without the authority's written permission where it could affect flight procedures. Breaking either regulation carries a fine.

The regulations also say that objects at 150 m or more above ground beyond the limits of the surfaces count as obstacles unless a study shows otherwise. We have not found a published Entebbe height map, so we do not state a limit in metres for any plot. Before you buy a plot to build on, or a house you plan to extend upward, ask the Authority and the local planning office in writing whether your site needs aeronautical clearance. Also ask whether trees and masts on the plot are an issue.

Whatever you build, a building must also have an occupation permit before it is occupied (Regulation 34, Building Control Regulations 2020).

Is Entebbe land freehold or leasehold?

It depends on the plot, and the only proof is the title. Our own listings show the range. The Bwebajja house is on a mailo title. An apartment property on 49 decimals at Ndejje Namasuba on Entebbe Road is on a lease with 36 years remaining, described as renewable. A lease with a short remaining term can be harder to sell or to borrow against, so ask what renewal costs and who must approve it.

For any Entebbe plot, ask these things:

• What kind of title is it, and who is the registered owner or lessor?
• If it is a lease, how many years remain, what is the ground rent, and are the conditions being met?
• Are there caveats or other charges on the title?
• Is the plot near wetlands or the lake shore, and does it have the approvals that apply there?

Our guide to legal checks before buying a house sets out the order in which to do them. Stamp duty is paid on transfer: the Uganda Revenue Authority says the rate is 1.5% of the Chief Government Valuer's value, so confirm the current rate with URA before you pay.

Should a returning diaspora buyer rent or buy in Entebbe?

If you are not sure where you will settle, renting for a few months first costs little compared with a wrong purchase. If you know you are returning, buying lets you pick the plot, the neighbours and the distance to the airport. Our guide Retiring to Uganda: Buying Your Home Before You Return covers the order of steps from abroad.

Knight Frank's first-half 2026 review says the Kampala sales market favoured buyers, with abundant stock and room to negotiate. That is Kampala, not Entebbe, but it is a reason to take your time. For a rented base while you decide, look at Apartments and Houses for Rent in Entebbe.

If you already own a house in Entebbe and travel a lot, you can also let it for short stays. Land & Property lists short-stay homes in the Airbnb style. Guests book through us, and we pay the owner after taking our percentage. Owners can start at the host page. Travellers looking for a short stay near the airport can browse short stays in Entebbe. Check the licensing and tax rules first, since they affect your return.

What to check on a house before you pay

1. Search the title at the registry and match the owner's name to their identification.
2. Walk the compound in the rain season if you can, and look at drainage and flooding.
3. Check water and power connections and the age of the roof.
4. Ask for the approved building plan and occupation permit.
5. If the house is close to the airport, ask about aircraft noise, and about any approval a future extension would need.
6. Agree the price in writing, and pay through your advocate.

Use our inspection checklist in the house, and other lower-cost routes are explained in Low Cost Houses for Sale in Uganda: Real Options and Cheap Houses for Sale by Banks in Uganda: How It Works. Start at Homes and Condominiums for Sale in Uganda if you want to compare areas, then book an escorted site visit. Entebbe is also easy to compare with Kampala flats: see Bugolobi Flats for Sale: Titles, Prices and Checks.

Frequently asked questions

Related guides

• Apartments and Houses for Rent in Entebbe
• Homes and Condominiums for Sale in Uganda
• Property in Entebbe: Plots, Houses, Farmland
• Houses for Sale in Uganda: Types, Prices, Areas
• Retiring to Uganda: Buying Your Home Before You Return
• Short Stay in Entebbe Near the Airport