Plots for Sale in Kampala: What Is Left and What It Costs

Can I still buy a plot in Kampala?

Yes, but supply is thin and prices are high, and most of what is sold is a single large plot in an established neighbourhood rather than an estate of small plots. Kampala is run by the Kampala Capital City Authority and divided into five divisions: Central, Kawempe, Makindye, Nakawa and Rubaga (source 1). Our own listings for November 2026 include six plots in Kampala district, and we cannot say how many other plots exist, so we do not claim a figure for total supply.

The listings we hold are in Kyanja, Bunga, Ntinda, Bukoto and Kololo. The sizes are 25, 33 and 53 decimals and one acre. If you want a smaller 50 by 100 ft plot at a lower price, you are more likely to find it in Wakiso: read Cheap Plots for Sale in Wakiso: Where and What to Check. For Kampala apartments and houses, see Property for Sale in Kampala: Apartments, Houses, Plots.

What do plots in Kampala cost in our listings?

Source: Land & Property listings, Nov 2026. Asking prices, not sale prices. One acre is 100 decimals (source 3). Compare with Wakiso plots at about UGX 3.4 million to 10 million per decimal in the same snapshot, and see the acre-level ladder in Price of an Acre of Land in Uganda by Region (2026). For smaller sizes, read 50 by 50 and 100 by 100 Plots in Uganda: Size, Cost, Use.

Is Kyanja in Kampala or Wakiso, and why does it matter?

Many places are sold with a Kampala address while the plot sits across the boundary. In our snapshot, Kira, Najjera and Kitende plots are listed under Wakiso district, while Kyanja, Bunga, Ntinda, Bukoto and Kololo plots are listed under Kampala. Kyanja in particular is a neighbourhood whose boundary a buyer should confirm parcel by parcel, because we have not found a published boundary map to quote. Ask for the plot's district on the title and confirm it with the surveyor.

It matters for three practical reasons. First, which authority approves your building plans: inside Kampala it is KCCA, and in Wakiso it is the district or the municipality, as explained in KCCA or Wakiso District: Who Approves Your Plans. Second, which authority charges property rates. Third, price: the same size plot can cost several times more inside Kampala than in Wakiso, as our tables show. Read Property for Sale in Wakiso: Land, Houses, Apartments for the other side of the boundary.

Do I pay KCCA property rates?

It depends on the use. KCCA's property rates page says rates are 6% of the rateable value, defined as the net annual rental value, set by registered valuation surveyors, and the person liable is the owner under section 7(1) of the Local Government (Rating) Act. It lists commercial properties, including residential properties let out, as liable to pay, and says owner-occupied residential properties are currently exempt (source 2). Rates are payable once per financial year.

For a buyer there is a gate: KCCA says a transfer cannot be registered without a certificate that no rate arrears are owing, and a buyer can ask the seller for a certificate of arrears or ask KCCA for one for a prescribed fee. An unpaid-rates plot can be auctioned to recover the debt. Ask for the certificate before you sign. Our guide on Property Rates and Ground Rent in Uganda explains how rates and ground rent differ.

What do KCCA planning and the registry add?

Building in Kampala needs a building permit from the relevant Building Committee, and subdividing needs the physical planning committee's approval. The KCCA land registration FAQ gives the registry search fee as UGX 10,000, and lists the documents for a transfer: a properly witnessed transfer form, a consent form, ID copies, passport photos of both parties and proof of stamp duty and transfer fee payment (source 4). It adds that the registry only handles originals or properly certified copies, and that you should hear about the status of a request within 3 days, though transactions vary.

Do the search yourself or through your lawyer. Never rely on a photocopy of the title the seller gives you.

What should I check on a Kampala plot?

• The title, the plot number and the district, matched to the seller's ID.
• The deed plan and boundary opening by a surveyor.
• The rates certificate from KCCA.
• Road and utility reserves across the plot. See Check Planned Roads and Projects Before Buying Land.
• Zoning and the building height or density allowed for your intended use.

If you are abroad or busy, a paid escorted site visit lets a verified person walk the plot with a surveyor. When you are ready, browse Kampala plot listings, and see our overall guide Land for Sale in Uganda: The Complete Buyer's Guide.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 25 Decimals in Bunga at Ugx820m Buziga, Kampala · Plot UGX 820,000,000
• 1 acre for sale in Kololo at $2,500,000 Kololo, Kampala · Plot UGX 9,250,000,000
• 33 Decimals in Bukoto Town at Ugx1.4bn Bukoto, Kampala · Plot UGX 1,400,000,000
• 53 decimals commercial Plot in Bukoto Bukoto, Kampala · Plot UGX 3,500,000,000
• 25 decimals in Kyanja at Ugx520m Kyanja, Kampala · Plot UGX 520,000,000
• 25 decimals in Ntinda at Ugx850m Ntinda, Kampala · Plot UGX 850,000,000

Frequently asked questions

Related guides

• Land for Sale in Uganda: Verified Plots and the Complete Buyer's Guide
• KCCA or Wakiso District: Who Approves Your Plans
• Property for Sale in Kampala: Apartments, Houses, Plots
• Property for Sale in Wakiso: Land, Houses, Apartments
• Property Rates and Ground Rent in Uganda
• Cheap Plots for Sale in Wakiso: Where and What to Check