Uganda Property Price Index (Our Listings, Dated)
Updated 3 November 2026 · Land & Property editorial team
This is the first edition of our dated index of asking prices, built from 93 published Land & Property listings on 3 November 2026. Median asking prices are UGX 155M for plots, UGX 765M for houses, UGX 1.3bn for apartments and UGX 13M per acre for farmland. Sample sizes are small, so read every figure as a snapshot of our listings, not the whole market.
- Edition and date
- Edition 1, listings as at 3 November 2026
- Sample
- 93 published listings: 21 plots, 39 farmland, 14 houses, 19 apartments
- Medians (asking)
- Plots UGX 155M, houses UGX 765M, apartments UGX 1.3bn, farmland UGX 13M per acre
- Price basis
- Seller asking prices, not sale prices and not valuations
What is the Uganda Property Price Index?
It is a dated table of asking prices taken from the listings published on Land & Property. We built it so that journalists, researchers and investors have one place to find our numbers, the sample size behind each one and the method. Other price pages on this site link here for the tables, for example Land Prices in Uganda, November 2026, which explains how to compare plots by price per decimal.
It is not a national index. It does not track a fixed basket of properties, it does not use sale prices, and it does not cover areas where we have no listings. It describes what sellers on our platform are asking, on one day. The next sections show the figures, then the method.
What are the median asking prices by type and district?
Medians are used because a few very expensive listings, such as a Kololo acre, would distort an average. The "n" column is the number of listings in the cell. Cells with fewer than five listings are shown but should not be read as a market price.
| Type | District tag | n | Median asking price | Lowest to highest |
|---|---|---|---|---|
| Plots | Kampala | 6 | UGX 1.125bn | UGX 520M to 9.25bn |
| Plots | Wakiso | 14 | UGX 92.5M | UGX 42M to 950M |
| Plots | No district tag | 1 | UGX 90M | one listing |
| Plots, all | 21 | UGX 155M | UGX 42M to 9.25bn | |
| Houses | Kampala | 5 | UGX 900M | UGX 350M to 2bn |
| Houses | Wakiso | 9 | UGX 580M | UGX 170M to 1bn |
| Houses, all | 14 | UGX 765M | UGX 170M to 2bn | |
| Apartments | Kampala | 12 | UGX 1.5bn | UGX 338.2M to 5.5bn |
| Apartments | Wakiso | 5 | UGX 280M | UGX 132M to 1.1bn |
| Apartments | Mityana, no tag | 1 and 1 | UGX 600M and UGX 1.75bn | one listing each |
| Apartments, all | 19 | UGX 1.3bn | UGX 132M to 5.5bn |
Source for every row: Land & Property listings, Nov 2026 (snapshot of 3 November 2026). For how land and plot prices translate into price per decimal, see our land prices guide. For homes, see house prices in Kampala 2026.
What do farmland listings cost per acre?
Farmland on our platform is priced per acre, so the table below is a price per acre and cannot be compared directly with plot totals. The district is the tag stored on each listing.
| District tag | n | Median per acre | Lowest to highest |
|---|---|---|---|
| Nakaseke | 8 | UGX 11M | UGX 6.5M to 32M |
| Nakasongola | 6 | UGX 9M | UGX 5.8M to 12M |
| Luwero | 5 | UGX 13M | UGX 9M to 30M |
| Hoima | 4 | UGX 22.5M | UGX 9M to 25M |
| Mityana | 3 | UGX 18M | UGX 13M to 26.5M |
| Kassanda | 3 | UGX 12M | UGX 9.5M to 15M |
| Kiboga | 2 | UGX 19M | UGX 15M to 23M |
| Mubende | 2 | UGX 14M | UGX 13M to 15M |
| Kyankwanzi | 2 | UGX 13M | UGX 9M to 17M |
| Kayunga, Namayingo, Wakiso, no tag | 1 each | UGX 35M, 40M, 550M, 12M | one listing each |
| Farmland, all | 39 | UGX 13M | UGX 5.8M to 550M |
The UGX 550M per acre listing is a lakeshore block in Garuga. Without it the median of the other 38 listings is also UGX 13M. Only the Nakaseke, Nakasongola and Luwero cells have five or more listings.
Tenure as stated on all 93 listings: 57 mailo, 4 freehold, 2 leasehold and 30 not stated. We do not yet have enough freehold or leasehold listings to compare prices by tenure. Our guide to titled and untitled land covers the question using outside evidence.
How is the index calculated, and what is left out?
Method. On 3 November 2026 we exported every listing with the status "published". For each type we took the price field as the seller entered it, grouped listings by the district tag, and calculated the median and the lowest and highest price. Farmland is priced per acre. Plots, houses and apartments are priced as a total. Medians use the middle value, or the mean of the two middle values when n is even.
Exclusions and known limits.
- Forest listings are not included, because we had none published on the snapshot date.
- Rentals are not included.
- Prices are asking prices. We hold no sale prices.
- We did not adjust for size, tenure, condition, access or title status. A plot of 12 decimals and one of an acre sit in the same cell.
- One plot has a stored price of UGX 42M while its title says UGX 420M. We kept the stored value and flagged the listing for correction. Without it the plot median is UGX 187.5M.
- District tags can differ from place names in titles. A few farmland listings tagged to one district mention another in the title. District cells may move once tags are corrected.
- One plot listing (Kololo) quotes a dollar price in its title and a shilling price in the price field. We used the shilling field.
Anyone can reproduce the plot and farmland figures by filtering the public plot listings and the farmland search and taking the middle value. Listings may change after the snapshot.
How do these numbers compare with outside sources?
Third-party figures use different samples and dates, so compare direction, not decimals. Knight Frank's Kampala review for the second half of 2025 reports that studio and one-bedroom apartments priced between about US$80,000 and US$170,000 sold best, two- and three-bedroom units priced between US$230,000 and US$340,000 sold moderately, and units above US$340,000 were slower to sell (source 1). It also reports more distressed residential properties, with sale prices below asking prices. That supports the point that asking prices are the top of a negotiation.
The same Knight Frank review covers prime Kampala locations such as Nakasero and Kololo. Our Kampala apartment cell is tagged by district, not by suburb, so the two should not be matched line by line. For a wider view of home prices see house prices in Kampala 2026. For land priced low, see Cheap Land in Uganda. If you are thinking of buying at a forced sale, see Buying Land or Property at Auction in Uganda. To decide between the two main purchases, read buy land or house.
How do I cite this page, and when is it updated?
Land & Property editorial team. "Uganda Property Price Index (Our Listings, Dated)", Edition 1. Data as at 3 November 2026. landandpropertyforsaleorrent.com/land/uganda-property-price-index/
We intend to update the index each quarter and to keep earlier editions in the log below, so changes over time can be seen. Until a second edition exists, this page cannot show a trend, and we do not infer one.
| Edition | Data date | Published listings | Notes |
|---|---|---|---|
| 1 | 3 November 2026 | 93 | First edition. Forest and rentals excluded. One plot price flagged for correction. |
This page is information, not financial advice. It does not forecast prices, promise yields or value any property. Check the title, visit the land and take professional advice before you buy. To see current listings, browse plot listings or book an escorted site visit.
Frequently asked questions
What is the median house price in Kampala?
In our listings of 3 November 2026, the median asking price for the 5 houses tagged to Kampala was UGX 900M, from UGX 350M to UGX 2bn. The sample is small, and these are asking prices, so use it as a guide to our listings only.
How is this index calculated?
We take all published listings on a stated date, group them by type and district tag, and report the median of the seller's asking price, plus the lowest and highest. Farmland is per acre. Sample sizes are shown, and known data issues are listed in the method section.
Are these sale prices?
No. They are asking prices entered by sellers and agents. Sale prices are often lower, and we do not hold them. Knight Frank reported transactions below asking levels in Kampala residential sales in the second half of 2025.
Why use medians instead of averages?
A few very high listings, such as a Kololo acre at UGX 9.25bn, pull an average far above what most listings ask. The median is the middle listing, so it is less affected by extremes.
When will the index be updated?
We intend to update it every quarter. This is Edition 1, based on 3 November 2026. The update log on this page will list each edition, its data date and any corrections to earlier figures.
Sources
- Kampala Property Market Performance Review H2 2025, Knight Frank (accessed 2026-11)
- Land & Property listings, Nov 2026 (snapshot of 3 November 2026), Land & Property (accessed 2026-11)