Farmland for Sale in Kassanda
Updated 3 November 2026 · Land & Property editorial team
Kassanda District lies about 110 to 120 km west of Kampala and was split from Mubende, in 2018 by one source and 2019 by another. On 3 November 2026 we list three Kassanda farms asking UGX 9 million to 15 million per acre, plus two Mubende farms at UGX 13 million and 15 million. Namwasa Plantation nearby is a gazetted forest reserve, not land you can buy.
- Our listings, 3 Nov 2026
- 3 farms in Kassanda, 2 in Mubende (our listings)
- Asking price per acre
- UGX 9 million to 15 million (our listings)
- Distance from Kampala
- About 110 to 120 km west by road (Wikipedia)
- Namwasa Plantation
- 8,022 ha in Kassanda District, a Central Forest Reserve (Land Matrix, 2023)
Where is Kassanda?
Kassanda is a district in the Central Region, with its main town about 110 km west of Kampala (Wikipedia gives about 120 km by road in another place). It borders Mubende to the west, Kyankwanzi to the north, Kiboga to the north-east, Mityana to the east and south-east, and Gomba to the south, and covers about 1,819 square kilometres. Wikipedia reports a population of 313,310 in the 2024 preliminary census and lists gold mining, coffee farming, maize farming and cattle rearing as major activities.
The district was carved out of Mubende. Wikipedia's Kassanda page gives the date as 1 July 2018, while its Mubende page says 2019, so we say only that it was created from Mubende around 2018 to 2019. Mubende is the parent district, which is why this page also covers our two Mubende listings. See Property by Location in Uganda for other districts, and land for sale Mityana and land for sale Hoima for neighbouring and comparison markets.
What farmland do we list in Kassanda?
As of 3 November 2026 we list three farms in Kassanda. The totals are our arithmetic from the per-acre asking prices, and all are asking prices, not sale prices.
| Place and size | Price per acre | Approx. total | Title stated | Access and water |
|---|---|---|---|---|
| Kakungube, 10 acres, described as good for coffee and bananas | UGX 15 million | UGX 150 million | Mailo | 5 km off tarmac, touches a main murram road; river |
| Kanamukwiiri (Kakungube), 100 acres, described as good for coffee and bananas | UGX 12 million | UGX 1.2 billion | Mailo | 7 km off tarmac; river |
| Bukoba, 250 acres, arable and suited to cattle, near Lake Wamala | UGX 9 million | UGX 2.25 billion | Freehold | 10 km off tarmac; borehole |
The pattern is easy to read. The farther the land is from tarmac and the bigger the block, the lower the price per acre. Read our guides on Farmland Price per Acre in Uganda and Nakaseke, Nakasongola or Luwero to compare with districts closer to Kampala. The main buyer's page is Farmland for Sale in Uganda.
What about Mubende, where Kassanda came from?
Mubende town is about 172 km west of Kampala by road, according to Wikipedia, and the district borders Kassanda on its north-east. We list two Mubende farms, which were part of the same market before the split.
| Place and size | Price per acre | Approx. total | Notes from the listing |
|---|---|---|---|
| Mukyenda, 83.3 acres | UGX 15 million | About UGX 1.25 billion | Touching tarmac, an existing farm, partly covered with mature eucalyptus, dam as water source |
| Kalonga, 67 acres | UGX 13 million | UGX 871 million | Mailo title, 1 km off tarmac, electricity on site, borehole |
For the Mukyenda farm, ask what the sale includes. If trees are standing on land you buy, ask in writing whether they are included in the price. That is different from a forest listing on our site, where only the trees are sold and the land is not included. We have no forest listings yet, and when we do, the harvesting deadline is negotiable with the seller. See land for tree planting for where plantations are in Uganda.
We have not verified anything about sawmills in the Kassanda or Mubende area, so we do not list any. Ask any tree buyer or seller to show you a buyer, a permit and a written contract before you rely on a local market.
Is there land near Namwasa forest?
Namwasa Plantation is in Kassanda District, and a 2023 plantation management plan summary on the Land Matrix site says it covers 8,022 hectares. It describes the plantations it covers as fast-growing exotic species, mainly eucalyptus and pine, grown for poles and sawlogs. The same document says Namwasa and Luwunga are Central Forest Reserves, which means land gazetted for forestry.
That has a plain consequence for buyers. Section 45 of the Land Act, Cap 236 says the Government or a local government holds forest reserves in trust for the people, and shall not lease out or otherwise alienate them. So the plantation itself is not for sale as land. We have not verified how far any of our Kassanda farms are from Namwasa, and none of our listings says it borders the reserve, so do not take a seller's word on that. Ask for the survey map, walk the boundary with the local council, and check the title plan against the reserve boundary.
What should you check before buying farmland here?
- Title and occupants. Section 2 of the Land Act recognises customary, freehold, mailo and leasehold tenure. Our Kassanda listings state mailo for two and freehold for one. Under section 31, a tenant by occupancy on registered land has security of occupancy, so ask in writing who farms or lives on each block.
- Mining. Wikipedia reports that gold mining is a major activity in the Kitumbi, Bukuuya and Makokoto sub-counties of Kassanda. Section 44 of the Land Act requires a person who owns or occupies land to use it in accordance with the Mining and Minerals Act and other laws, so ask whether any mining claim or licence touches the land.
- Access in the rains. The listings say 5 to 10 km off tarmac. Drive the last stretch in a wet month, and confirm that a murram road will be passable for your trucks or your children.
- Water. Listings name a river, a borehole or a dam. Ask to see it in the dry season.
For the full checklist read how to verify farmland title in Uganda, and use the verified agents in the Verified Agents Directory rather than a stranger who calls on WhatsApp.
How do you view farmland in Kassanda or Mubende?
These farms are a long drive from Kampala, so plan a day for each. You can book an escorted site visit, which is useful if you live abroad. You can also see listings in this area. Before you pay, run the checks in the guides above, match the title name to the seller's National ID, and pay only into an account in the registered owner's name.
Frequently asked questions
Where is Kassanda?
Kassanda is a district in Uganda's Central Region, with its main town about 110 to 120 km west of Kampala. It borders Mubende, Kyankwanzi, Kiboga, Mityana and Gomba, and was created from Mubende around 2018 to 2019, as sources differ on the date.
Is there land near Namwasa forest?
Namwasa Plantation in Kassanda District is a Central Forest Reserve of about 8,022 hectares, so it is gazetted forest land that cannot be bought. We have not verified the distance from any of our Kassanda farms to it, so check the survey map and the boundary yourself.
How much is farmland in Kassanda?
In our listings on 3 November 2026, Kassanda farmland asks UGX 9 million to 15 million per acre: UGX 15 million for 10 acres, UGX 12 million for 100 acres and UGX 9 million for 250 acres. These are asking prices and larger, more remote blocks cost less per acre.
Is Mubende farmland priced differently?
Our two Mubende farms ask UGX 15 million per acre for 83.3 acres touching tarmac and UGX 13 million per acre for 67 acres, 1 km off tarmac. That is in the same band as Kassanda, which was split from Mubende, so access matters more than the district name.
Sources
- Land & Property listings, Nov 2026 (our own snapshot of 93 published listings), Land & Property (accessed 2026-11)
- Kassanda District, Wikipedia (accessed 2026-11)
- Mubende District, Wikipedia (accessed 2026-11)
- Uganda plantations management plan summary (Namwasa, Luwunga, Kirinya), 2023, Land Matrix (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)