Houses for Sale in Uganda: Types, Prices, Areas
Updated 3 November 2026 · Land & Property editorial team
As of 3 November 2026 the median asking price across our 14 house listings is UGX 765 million, with a range from UGX 170 million in Kira to UGX 2 billion in Kyanja. Wakiso houses (mostly Kira) sit lower than Kampala ones. Below we group the listings by budget band, area and house type, and list the title checks to do before you pay.
- House listings, 3 Nov 2026
- 14 (Land & Property listings)
- Median asking price
- UGX 765 million
- Wakiso median (9 listings)
- UGX 580 million
- Kampala median (5 listings)
- UGX 900 million
- Transfer stamp duty
- 1.5% of value set by the Chief Government Valuer, as of November 2026
How much is a house in Uganda?
Our 14 published house listings on 3 November 2026 range from UGX 170 million to UGX 2 billion, and the median asking price is UGX 765 million. These are asking prices from sellers and agents, not sale prices, and 14 listings is a small sample. They describe our stock. They are not a national price index.
One of the 14 is an eight-unit rental block in Kyanja filed under houses, priced at UGX 1.3 billion. It lifts the Kampala figure, so read the area numbers below with that in mind. Knight Frank describes the wider prime Kampala market in H1 2026 as a buyer's market, with abundant stock, longer marketing periods and room to negotiate, so an asking price is a starting point. For a deeper price breakdown see house prices in Kampala 2026.
What does each budget band buy today?
| Budget band (asking price) | Listings | Examples from our listings |
|---|---|---|
| Under UGX 400 million | 3 | Four-bedroom house on a 50 by 100 ft plot in Kira, Jomayi estate (UGX 170 million); a bungalow needing renovation in Kira, Mulawa (UGX 350 million); two-in-one house on 15 decimals in Kisaasi (UGX 350 million) |
| UGX 400 to 700 million | 4 | Four bedrooms on 18 decimals in Nakwero, Gayaza (UGX 480 million); three bedrooms plus a guest room in Bwebajja, Entebbe (UGX 520 million); five bedrooms in Kira (UGX 580 million); four bedrooms in Kira (UGX 680 million) |
| UGX 700 million to 1 billion | 5 | Four to five bedroom houses in Kira and Komamboga, on plots from 15 to 22 decimals or 50 by 100 to 60 by 100 ft (UGX 850 million to 1 billion) |
| Over UGX 1 billion | 2 | Six-bedroom house on 17 decimals in Kyanja (UGX 2 billion); eight-unit rental block in Kyanja (UGX 1.3 billion) |
The pattern: under UGX 400 million you are looking at older or smaller houses, or a house needing work. Between UGX 400 and 700 million you reach four to five bedrooms in Wakiso. Above UGX 700 million you reach five-bedroom houses with several bathrooms in Kira and Komamboga. In our listings the six-bedroom house is the only one above UGX 1 billion that is a family home.
Which areas have houses for sale, and how do they compare?
| Area | Listings | Median asking price | Notes |
|---|---|---|---|
| Kira (Wakiso) | 7 | UGX 680 million | Largest group in our stock; Jomayi estate, Mamerito Road, Kitikifumba, Shimon Road |
| Komamboga (Kampala) | 2 | UGX 900 million | Five bedrooms, 50 by 100 and 60 by 100 ft plots |
| Kyanja (Kampala) | 2 | UGX 1.65 billion | One is a rental block, so the median is not typical of homes |
| Kisaasi (Kampala) | 1 | UGX 350 million | Two-in-one house |
| Gayaza (Wakiso) | 1 | UGX 480 million | Nakwero, 18 decimals |
| Entebbe (Wakiso) | 1 | UGX 520 million | Bwebajja, 3 bedrooms plus a guest room |
All nine Wakiso listings together have a median of UGX 580 million. The five Kampala listings have a median of UGX 900 million. If you are comparing prices outside our stock, the same asking price buys more bedrooms in Wakiso than in Kampala in our listings. For Entebbe in detail, see Houses for Sale in Entebbe: Areas, Prices and Titles. For lower-cost options, read cheap houses near Kampala.
What house types will you see in Uganda?
Listings use three common words, and they describe layout rather than quality.
- Bungalow: a single-storey house. One Kira listing in our stock is a bungalow that needs renovation.
- Maisonette: a two-level home, often a compact one, usually described with its ground-floor and upstairs rooms.
- Storeyed house: a house of two or more floors on the same plot. Our listings rarely state the number of floors, so ask.
The differences in building cost and resale are covered in Bungalow vs Maisonette vs Storeyed House in Uganda. Another type you will see is the two-in-one house, which is two homes under one roof, sometimes sold as one unit, as in our Kisaasi listing.
Also watch for unfinished houses. They cost less, but the missing work, permits and materials are your risk. Our guide to Buying an Unfinished House in Uganda explains what to check.
What title will the house come with?
In our listings, all 14 houses are stated to be on mailo land: 11 say private mailo title in the description and the other three give mailo in the tenure field. Mailo, freehold and leasehold are different tenures, each with different risks for a buyer, and you should know which one you are buying before you pay a deposit.
Before you pay, a lawyer should run an official title search at the land registry to confirm the registered owner and look for caveats, mortgages or other encumbrances. Ask for the seller's national ID and, if the seller is a company, its registration documents. Compare the seller's name to the name on the title.
Check the plot size against the title and the survey. Many listings quote decimals. One decimal is one hundredth of an acre, which is about 40 square metres, so 18 decimals is about 730 square metres. A plot of 50 by 100 ft is 5,000 square feet, or about 465 square metres. Our guide to Buying a House With Land goes further.
What taxes and fees apply when you buy a house?
As of November 2026, the Ministry of Lands guide to stamp duty on land transactions states that transfers pay stamp duty at 1.5% of the total value, under the Schedule to the Stamp Duty Act, 2014. URA says the Chief Government Valuer sets the value used. A Stamp Duty (Amendment) Bill 2026 was before Parliament in April 2026, so confirm the current rate with the Uganda Revenue Authority before you pay.
Uganda Revenue Authority guidance says buyers and sellers need a Tax Identification Number for land transactions valued at UGX 10 million or more. Applying is free. On a UGX 765 million house, 1.5% stamp duty would be UGX 11.475 million. Add legal fees, search fees and registration fees, which you should ask your lawyer to list in advance.
If you are selling rather than buying, read How to Price Your Property in Kampala.
How do you shortlist and view houses?
Start with the budget band above, then filter by area and bedrooms. You can browse house listings and compare asking price, plot size and tenure side by side. When you shortlist two or three, book an escorted site visit so you see the house, the access road and the neighbours before you commit. Use our Condominium for sale Uganda overview if you are weighing a flat against a house, and 3 Bedroom Houses for Sale in Uganda: Prices and Areas if you want a smaller home.
Frequently asked questions
How much is a house in Kampala?
In our 3 November 2026 listings, the five Kampala houses (Komamboga, Kyanja, Kisaasi) have a median asking price of UGX 900 million, from UGX 350 million to UGX 2 billion. One of them is a rental block. Asking prices are not sale prices, and a larger sample would give a different figure.
Where are houses cheapest?
In our listings, the lowest asking prices are in Kira and Kisaasi, from UGX 170 million to UGX 350 million, for older, smaller or renovation-needed houses. The nine Wakiso listings have a median of UGX 580 million, below the Kampala median. Check the title and access before treating a low price as a bargain.
What title do houses for sale usually have?
In our 14 house listings, all are stated to be on mailo land, 11 in the description as private mailo title and three in the tenure field. Whatever the tenure, a lawyer should run an official search at the land registry and confirm the seller's identity before you pay anything.
How much is stamp duty on a house in Uganda?
As of November 2026 the Ministry of Lands guide gives 1.5% of the total value for a transfer, with the Chief Government Valuer setting the value. On UGX 765 million that is UGX 11.475 million. A Stamp Duty (Amendment) Bill 2026 was before Parliament, so check with URA.
Sources
- Kampala Property Market Performance Review H1 2026, Knight Frank Uganda (accessed 2026-11)
- Payment of Stamp Duty for transactions on customary land, Ministry of Lands, Housing and Urban Development (accessed 2026-11)
- 10 facts on the new TIN requirement for land transactions above UGX 10 million, Uganda Revenue Authority (accessed 2026-11)
- Report on the Stamp Duty (Amendment) Bill, 2026, Parliament of Uganda (accessed 2026-11)