Property for Sale in Kampala: Apartments, Houses, Plots

How much is property in Kampala?

It depends on the type, and our numbers are asking prices from sellers and agents, not sale records. Across 23 listings (Land & Property listings, Nov 2026) the medians are below.

Read the apartment row with care. Nine of the 12 apartment listings are whole rental blocks (8 to 34 units where stated) sold as an income investment, so the median is not the price of one flat. Only three are condominium projects, in Nakasero, Kololo and Naguru, and their adverts quote unit prices in US dollars (for example one-bedroom units from US$127,000 to US$145,000 in the Kololo and Nakasero projects). For single-unit pricing, see Apartments for Sale in Kampala and House Prices in Kampala and Wakiso (Our Listings).

Which Kampala areas have listings?

Kampala has five divisions: Central, Kawempe, Makindye, Nakawa and Rubaga, according to Wikipedia. The 2024 census counted 1,797,722 people in the city proper. Kololo is the highest point in the city proper at 1,311 metres. Our area pages cover apartments for sale Kyanja, Property in Komamboga and Property in Kololo, Nakasero and Naguru. Next door, see Property for Sale in Wakiso, where prices per plot are lower.

What do plots cost in Bukoto?

Bukoto has two plots in our listings, both mailo and both described as suitable for commercial use. One is 33 decimals asked at UGX 1.4 billion, which is about UGX 42 million per decimal. The other is 53 decimals asked at UGX 3.5 billion, which is about UGX 66 million per decimal; the advert also quotes US$950,000. The per-decimal figures are our own arithmetic from the listing text.

Buyers in Bukoto are usually planning an apartment block, an office or a clinic. Business Times Uganda reported on 3 July 2026 that apartment blocks are steadily replacing single-family homes in Bukoto, Ntinda, Kisaasi, Najjera and Naalya, and that Ntinda and Bukoto attract higher-income tenants. For smaller sums, see Plots for Sale in Kampala: What Is Left and What It Costs.

What does Kisaasi offer?

Kisaasi has two listings. A two-in-one house on 15 decimals, with 2 bedrooms and 2 bathrooms, was asked at UGX 350 million after a price reduction. An eight-unit apartment building on 15 decimals near the Bukoto road flyover was asked at UGX 1.8 billion, with the seller stating monthly rent collection of UGX 17.4 million.

If that rent figure is true and fully collected, it is about UGX 208.8 million a year, a gross return of about 11.6 percent on the asking price before costs, vacancies and tax. That is our arithmetic from a seller's claim. Ask for tenancy agreements and bank statements before you rely on it. Business Times describes Kisaasi as a hotspot for young professionals and service-economy workers.

What does KCCA require before you build?

If you buy a plot or an old house to rebuild, the Kampala Capital City Authority (KCCA) controls development. Its development control FAQs say the developer applies, plans must be drawn by a registered architect, and a survey must show the building is not on a road reserve. KCCA also states that, under section 17 of the Building Rules and Regulations, an approval lapses if construction has not begun within 18 months or the building is not finished within 2 years and 6 months.

• Each stage of construction is inspected by a KCCA building inspector, recorded on a job card.
• An occupation permit is required for all buildings, including homes. KCCA lists the fee at UGX 80,000 plus VAT, and a renovation permit at UGX 100,000 plus VAT.
• To check zoning, KCCA points buyers to its Physical Development Plan 2013 or to the division offices.

Fees can change, so confirm them with KCCA as of November 2026. Wakiso uses different planning offices; compare in building permit Wakiso district.

What title notes apply in Kampala?

Of the 23 Kampala listings, 10 record mailo, 2 record freehold (the Kololo plot and a Nakasero condominium) and 11 do not state the tenure. Where a listing leaves the tenure blank, ask for a copy of the title before you travel. The Constitution of Uganda recognises four tenure systems, customary, freehold, mailo and leasehold, in Article 237(3).

A condominium unit has its own title, so you should check how it relates to the building. Read Condominium Title vs Master Title. Then use our Verified Agents Directory to find an agent whose identity we have checked, and book an escorted site visit to see the property with someone who is not the seller.

Where can I see all the listings?

Use see listings in this area to filter Kampala by type and price. For other districts, start at property for sale by district. For houses outside the apartment market, read Houses for sale Kampala.

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
• 2 in 1 houses for sale in Kisaasi at Ugx350m Kisaasi, Kampala · House UGX 350,000,000
• 25 decimals in Kyanja at Ugx520m Kyanja, Kampala · Plot UGX 520,000,000

In this section

• Property in Kololo, Nakasero and NaguruApartments for sale Kololo: our 4 prime listings across Kololo, Nakasero and Naguru in US dollars, what Knight Frank says about the market, and title checks.
• Property in Komamboga: Apartments and HousesApartments Komamboga: our 5 listings on 3 Nov 2026, three apartment blocks at UGX 2.9 to 4 billion and two UGX 900 million houses, with rents and access.
• Property in Kyanja: Apartments, Houses, PlotsApartments for sale Kyanja: 8 listings on 3 Nov 2026, six of them whole apartment blocks at UGX 1.1 to 1.6 billion, and the Kampala or Wakiso question.

Frequently asked questions

Related guides

• Property by Location in Uganda: Districts and Areas
• Homes and Condominiums for Sale in Uganda
• Property for Sale in Wakiso: Land, Houses, Apartments
• Apartments for Sale in Kampala: Live Listings
• Condominium Title vs Master Title: Which Are You Buying?
• Plots for Sale in Kampala: What Is Left and What It Costs