Property in Komamboga: Apartments and Houses
Updated 3 November 2026 · Land & Property editorial team
On 3 November 2026 we hold five Komamboga listings: three apartment blocks of 16 to 26 units asking UGX 2.9 billion to 4 billion, and two five-bedroom houses at UGX 900 million each. None is a single flat. Sellers state monthly rent of UGX 25.2 million to 36 million on the blocks, which we have not verified. Komamboga is in Kawempe Division, in northern Kampala.
- Komamboga listings, 3 Nov 2026
- 5: 3 apartment blocks, 2 houses (our listings)
- Apartment blocks
- UGX 2.9 billion to 4 billion, median UGX 3 billion (our listings)
- Houses
- Two five-bedroom houses, UGX 900 million each (our listings)
- Division
- Kawempe Division, northern Kampala (Wikipedia)
What apartments are for sale in Komamboga?
As of November 2026 we list no single flats in Komamboga. We list three whole apartment buildings, each sold as an income property with tenants in place. If you want one flat to live in, these are not it. If you want a building to collect rent, they are. Every listing states a private mailo title. Prices and rents are the sellers' own words, and the per-unit and yield columns are our arithmetic.
| Listing | Land | Asking price | Seller-stated monthly rent | Price per unit | Gross rent a year |
|---|---|---|---|---|---|
| 26-unit block, 20 m off tarmac (20 one-bedroom units among the 26) | 18 decimals | UGX 4 billion | UGX 36 million | About UGX 154 million | About 10.8 percent of price |
| 16-unit block, phase 2, 50 m off tarmac (12 one-bedroom units) | 20 decimals | UGX 2.9 billion | UGX 27.2 million | About UGX 181 million | About 11.3 percent |
| 16-unit block, 50 m off tarmac (8 one-bedroom units) | 20 decimals | UGX 3 billion | UGX 25.2 million | UGX 187.5 million | About 10.1 percent |
The median block asks UGX 3 billion. Gross rent ignores empty units, repairs, management, security, water and power, and tax on rent, so the real return is lower. We have not seen any tenancy agreements or rent records. Before you pay, ask for a year of bank or mobile money statements, every tenancy agreement, any deposits held, and a list of arrears. Compare single-unit prices in Apartments for Sale in Kampala.
How much is a house in Komamboga?
We list two houses at UGX 900 million each, both five bedrooms and four bathrooms with a modern open kitchen and a spacious sitting and dining area. One stands on 60 by 100 ft. The other, on 50 by 100 ft, has an estate view and a maid's room. Both state a private mailo title. Two listings at the same price are not a market, so use them as a pointer and not a rule.
For wider evidence see House Prices in Kampala and Wakiso (Our Listings). Knight Frank's H1 2026 review says the Kampala sales market moved decisively in favour of buyers, with abundant stock across prime and secondary locations, longer marketing periods and widening negotiability. That review covers the prime areas and does not mention Komamboga, so we read it as the general mood and not a Komamboga price. Ask for a discount and for evidence of recent sales nearby before you accept an asking price.
Where is Komamboga?
Wikipedia's page on Kawempe Division lists Komamboga (spelled Komambogo in its parish list) among the neighbourhoods of the division, alongside Kisaasi, Kyebando, Kanyanya, Mpererwe, Bwaise, Mulago and Makerere. It says Kawempe Division is in the northern part of Kampala and borders Wakiso District to the west, north and east. We do not have a verified distance or driving time to the city centre, so we give none, and we advise you to test your own commute at the hours you will use it.
Our listings give the best access facts we hold: the 26-unit block is 20 m off tarmac, and the two 16-unit blocks are 50 m off tarmac. Short distances to tarmac help with tenants, but ask about drainage and parking, and visit after heavy rain. The neighbouring areas on our site are apartments for sale Kyanja and land for sale Kasangati. For other areas see property for sale by district, property for sale in Kampala and houses and apartments for sale in Uganda.
What does a private mailo title mean for a block of flats?
All five Komamboga listings state private mailo. Under section 3(4) of the Land Act, Cap 236, mailo tenure holds registered land in perpetuity and allows the ownership of the land to be separate from the ownership of developments made by a lawful or bona fide occupant. Under section 31, a tenant by occupancy on registered land has security of occupancy and pays a nominal ground rent to the registered owner. When you buy an apartment block on one mailo title, you buy the whole parcel and you take over the landlord's side of every tenancy.
That is different from a condominium, where each unit has its own certificate of title. KTA Advocates explains that once a developer registers a condominium plan, the Registrar opens a separate part of the register for each unit and issues a title for it. If you later want to sell flats one by one, the block must be converted by registering a condominium plan, which needs the physical planning approvals, engineers' certificates and a surveyor's certificate, according to the same guide. Read Condominium Title vs Master Title and KCCA or Wakiso District to learn which approvals apply.
What should you know if you buy a single flat later?
If you decide instead to buy one unit in a condominium building, two terms to learn are unit factor and sinking fund, which our glossary explains. Ask the seller of any flat to show how both apply to that building, and the service charge account, before you pay a deposit.
How do you buy in Komamboga safely?
Ask for the title, match the name to the seller's National ID, search the register, and meet the tenants. Pay into an account in the registered owner's name. Check any agent in our verified property agents directory, where each listed agent has had a National ID and live selfie check. You can see listings in this area or book an escorted site visit if you are away from Kampala.
Frequently asked questions
How much is a house in Komamboga?
We list two five-bedroom houses in Komamboga on 3 November 2026, each asking UGX 900 million, on 60 by 100 ft and 50 by 100 ft with private mailo titles. Two listings are only a pointer, so ask for recent nearby sales and negotiate.
Where is Komamboga?
Wikipedia lists Komamboga among the neighbourhoods of Kawempe Division, in the northern part of Kampala, alongside Kisaasi, Kyebando and Kanyanya. We have no verified distance to the city centre, so test the journey yourself at the hours you will travel.
Can I buy one apartment in Komamboga?
Not from our current listings. The three apartment listings are whole blocks of 16 to 26 units asking UGX 2.9 billion to 4 billion, sold with tenants. If you want one flat, search other areas and ask for a unit certificate of title.
Are the rent figures in the listings reliable?
They are the sellers' own claims and we have not verified them. On the three blocks they equal about 10.1 to 11.3 percent of the price a year before costs. Ask for tenancy agreements and a year of bank or mobile money statements.
Sources
- Land & Property listings, Nov 2026 (our own snapshot of 93 published listings), Land & Property (accessed 2026-11)
- Kawempe Division (neighbourhoods), Wikipedia (accessed 2026-11)
- The Kampala Property Market Performance Review, H1 2026, Knight Frank Uganda (accessed 2026-11)
- Land Act, Chapter 236 (legislation as at 31 December 2023), sections 2, 3, 29, 31, 44 and 45, ULII / Laws.Africa (accessed 2026-11)
- Bricks and By-Laws: Understanding condominium ownership rights and responsibilities in Uganda, KTA Advocates (accessed 2026-11)