Land Prices in Uganda, November 2026

How much is land in Uganda in 2026?

There is no single price, because the unit, the place and the tenure change the number more than anything else. The figures below come from our own listings snapshot of 3 November 2026, which holds 93 published listings, and they are asking prices set by sellers. They are labelled "Land & Property listings, Nov 2026" and are not a valuation. The full tables, with sample sizes for each cell, sit on the Uganda Property Price Index (Our Listings, Dated), so we do not repeat them here.

One plot (a 40-decimal listing in Kira Mulawa) has a stored price of UGX 42M while its title says UGX 420M. We have flagged it for correction. Leaving it out lifts the plot median from UGX 155M to UGX 187.5M, which shows how small samples move. Treat every median here as a snapshot of what is on our site, not as the Uganda market.

What is the price per decimal and per acre?

A decimal is one hundredth of an acre, about 435.6 square feet. Dividing the asking price by the number of decimals gives a figure you can compare across plots of different sizes, and multiplying that by 100 gives the price per acre. Our price per decimal vs price per acre guide shows the method step by step. These examples use the size written in each listing's title.

The spread is wide: from about UGX 1M a decimal on a 6.5 acre block on the Entebbe Road side to UGX 92.5M a decimal in Kololo. Even in Kira, the 40-decimal and 71-decimal listings are priced differently because roads, titles and neighbourhoods differ. Do not read one row as the price of a whole area.

What do ordinary 50 by 100 ft plots cost?

The plot most people shop for is 50 by 100 ft, about 11.5 decimals by true area (see what you can build on it). Our snapshot has seven listings for 50 by 100 ft plots, priced per plot at UGX 42M (Gayaza Manyangwa), UGX 70M (Kitende, Entebbe Road), UGX 80M (Masooli, Gayaza Road), UGX 85M (Kira Nsasa), UGX 90M (two listings in Kira) and UGX 95M (Kira Mulawa). The median is UGX 85M, or roughly UGX 7.4M per decimal at 11.5 decimals. The cheapest, in Gayaza, works out at about UGX 3.7M a decimal and the dearest at about UGX 8.3M.

These are asking prices, and some are marked as negotiable. For area detail, read our place guides for Kajjansi, Kitende, Lubowa, Garuga, Matugga, Namugongo, Buloba, Kakiri, Nakawuka and Seeta.

How do third-party estimates compare?

Other sites publish asking prices too, and it helps to see them next to ours, as long as you remember that we have not checked them. On 3 November 2026 Uganda Property Centre showed 313 land listings across Uganda, with an average asking price of UGX 120M and most priced between UGX 55M and UGX 350M (source 3). Jiji's Wakiso land page showed about 2,600 results the same week, with roughly 160 under UGX 12M, 630 from UGX 12M to 40M, 1,050 from UGX 40M to 100M, 650 from UGX 100M to 550M and 130 above UGX 550M (source 2). Counts on both sites change daily.

These pages mix units. A listing may be a total price, a price per plot or a price per acre, and some give a size in square metres that does not match the description. That is why a headline average is a weak guide. A price per plot, a price per acre and a total for a whole block can sit side by side on the same page, and they are not comparable until you convert each to a price per decimal.

For older research, a study of the 2005/06 national household survey found that peri-urban agricultural land sold for about 87% more per acre than rural land (source 4). It is dated, and it covers farmland, but it points to the same pattern of location driving price.

Why are asking prices higher than sale prices?

Sellers start high to leave room to negotiate, and buyers pay less when the market is slow. Knight Frank's Kampala review for the second half of 2025 reported more distressed residential properties, with transaction prices achieved below asking levels and sellers who held to high expectations facing long marketing periods (source 5). That review covers Kampala homes rather than land, but it describes the same behaviour that sits behind land asking prices.

We do not hold sale-price data, so every number on this page is an asking price. If a seller says the price is "final", ask for the reasoning, then check the title, access road and boundaries before you move on price. Our guide to how to price land shows the seller's side, and it is useful for buyers to read. If a price looks unusually low, read our guide to cheap land for sale before you pay a deposit.

What should you check before paying for land?

Price is only one part of a purchase. A good price on land with a defective title, no access or a road reserve running through it is a bad deal. Follow the order in How to Buy Land in Uganda: search the title, confirm the seller, visit the plot, get it surveyed and pay in stages. If you are abroad, an escorted site visit lets us walk the plot with you on video before you send money.

Stamp duty, legal fees and registration costs come on top of the price. We do not give a tax rate on this page because rates and bills have changed in recent years and need to be confirmed with the Uganda Revenue Authority before you budget.

This page is general information, not financial advice. It does not predict prices or promise returns. Land values can fall, and a plot can take a long time to sell. To see what is for sale now, browse plot listings and compare each on price per decimal.

Frequently asked questions

Related guides

• Uganda Property Price Index (Our Listings, Dated)
• Price per Decimal vs Price per Acre: Compare Land Fairly
• Cheap Land in Uganda: What a Low Price Usually Means
• How to Buy Land in Uganda: Step by Step (2026)
• How to Price Your Land in Uganda
• Land for Sale in Uganda: Verified Plots and the Complete Buyer's Guide