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Plots for Sale Along Entebbe Road: Kajjansi to Garuga

Updated 3 November 2026 · Land & Property editorial team

Cheap plots along Entebbe Road are scarce in what we can verify. On 3 November 2026 our cheapest is a 50 by 100 ft plot at Kitende for UGX 70 million, about UGX 6.1 million per decimal. Lake-view Garuga asks UGX 550 million to 700 million per acre. The Expressway opened in 2018, but we found no study linking it to land prices. Lake, wetland and airport rules limit building.

Cheapest corridor plot of ours
Kitende, 50 by 100 ft, UGX 70 million, about UGX 6.1 million per decimal (our listings)
Lake-view land at Garuga
UGX 550 million and UGX 700 million per acre (our listings)
Expressway commissioned
15 June 2018; toll from 8 January 2022 (Wikipedia)
Lake Victoria protected zone
200 m from the low water mark (S.I. 3 of 2000, regulation 30)

Which Entebbe Road area is cheapest?

We cannot name one area as cheapest with confidence, because we have only a handful of listings on this road and no official price series. What we can do is show our own listings and some asking prices seen on Jiji, and let you compare per decimal. A decimal is one hundredth of an acre, and a 50 by 100 ft plot is about 11.5 decimals. The per-decimal column is our arithmetic. All are asking prices as of November 2026, not sale prices.

Source and placeSizeAsking pricePer decimal
Our listing, Kitende (Lumuli Hill), mailo titles50 by 100 ft, 8 plotsUGX 70 million per plotAbout UGX 6.1 million
Our listing, Garuga touching Lake Victoria30 acresUGX 550 million per acreUGX 5.5 million
Our listing, Garuga on Entebbe Road, lake view6.5 acresUGX 700 million per acreUGX 7.0 million
Jiji ad, Busambaga, Katabi80 by 40 ftUGX 35 millionAbout UGX 4.8 million
Jiji ad, Bwerenga, Katabi28 decimalsUGX 180 millionAbout UGX 6.4 million
Jiji ad, Abayita Ntebe54 decimalsUGX 500 millionAbout UGX 9.3 million

On this small sample the lowest per decimal are the Katabi ads, but a single ad proves little. Jiji's page shows no listing dates, and we have not verified any of the Jiji ads. A cheap price on this road usually means a smaller plot, a longer walk from the tarmac, or land that cannot be built on. Compare with land prices across Uganda before you decide.

What places lie along Entebbe Road, and in what order?

We could not verify a distance table for Lubowa, Kitende, Kajjansi, Bwebajja and Garuga, so we do not give an order by kilometre. What we can source is the route of the Expressway. Wikipedia says it runs between Busega, where it joins the Kampala Northern Bypass, and Entebbe International Airport, has major junctions at Kajjansi (where the Munyonyo spur branches off) and Abayita Ababiri, and passes through Akright City and Kabojja. It describes the main highway as about 37 km, with a spur of about 14 km to Munyonyo. Knight Frank gives Entebbe town as about 37 km south-west of Kampala.

Our own listing facts for the other places are these. The Kitende plots sit on Lumuli Hill, 1.5 km from St. Mary's Kitende. The Garuga lake-view parcel is 3 km from tarmac. A leasehold apartment block at Ndejje Namasuba is 300 m off tarmac. A house at Bwebajja asks UGX 520 million on 50 by 100 ft. For each place we have our own page where we have facts: Plots for Sale in Kajjansi, Entebbe Road: Titles and Prices, Plots for Sale in Kitende, Entebbe Road: Titles and Prices, Plots for Sale in Lubowa, Entebbe Road: Titles and Prices and Plots for Sale in Garuga, Entebbe Road: Titles and Prices. The end of the road is Property in Entebbe: Plots, Houses, Farmland.

Has the Expressway raised land prices?

We could not find a study that measures it, so we do not claim a figure. These facts are documented. Wikipedia reports that construction began in 2012, the road was commissioned on 15 June 2018 by President Museveni, and toll collection began on 8 January 2022 at USh 5,000 to USh 18,000 depending on vehicle size. It reports a 2012 cost estimate of US$476 million and China Communications Construction Company as contractor. In March 2021 Knight Frank cited the Expressway as an alternative road network supporting growth in Entebbe.

What a buyer can say with more confidence is that the Expressway changed access, not title or planning status. A plot beside an interchange can still be wetland, in a road reserve or under a flight path. Judge a plot by its title, its boundary and its approvals, and treat any seller who says "the Expressway" as the reason for a price as making a sales claim, not giving evidence.

Is land near the airport restricted?

Yes, by permission. Regulation 127 of the Civil Aviation (Aerodromes) Regulations, 2022 says a person shall not construct a building or a structure within the vicinity of an aerodrome unless authorised by the Uganda Civil Aviation Authority, and that the Authority may require an aeronautical study. Regulation 128 says no object may penetrate the obstacle limitation surface without the Authority's written permission where it could affect flight procedures. The penalty for breaking regulation 127 is a fine. We have not found a published map of the zone, so ask the Authority in writing about any plot near Entebbe, and about any tall building, mast or trees on it.

What are the wetland, lake-shore and title limits on this road?

These apply as of November 2026.

  • Lake Victoria. Regulation 30 of the National Environment (Wetlands, River Banks and Lake Shores Management) Regulations, 2000 (S.I. 3 of 2000) sets a 200 m protected zone from the low water mark. No activity is permitted inside it without the written authority of the Executive Director. A listing that says it "touches the lake" will have land inside the zone.
  • Wetlands. Regulation 12 says a person shall not carry out any activity in a wetland without a permit from the Executive Director. Section 45 of the Land Act, Cap 236 says Government or a local government holds wetlands in trust for the people and shall not lease them out or otherwise alienate them. Our guide Land Next to Wetlands, Lakes and Forest Reserves explains how to spot a wetland on a site visit.
  • Tenure. Section 2 of the Land Act recognises customary, freehold, mailo and leasehold tenure. All our Kitende, Garuga and Bwebajja listings state mailo. The Ndejje Namasuba block is leasehold, with 36 years remaining and described as renewable. Under section 3(5) a lease is for a period defined by dates, so the years left matter.

We read the 2000 regulations as hosted by KCCA, so confirm with the National Environment Management Authority that nothing newer has replaced them.

What about Akright and other estates on the corridor?

Wikipedia says the Expressway passes through Akright City. We make no claim about that developer or any other, and we have not checked their titles or prices. Our page Akright City and Estates at Bwebajja: Buyer Checks lists what to ask for in any estate. Ask for the estate plan, a separate certificate of title for the plot you are buying, and the name of the registered owner, and match them to the person you are paying.

What if Entebbe Road is above your budget?

Other Wakiso corridors cost less in our listings. In Gayaza, we hold ten 50 by 100 ft plots in a planned estate at Manyangwa asking UGX 42 million each (about UGX 3.7 million per decimal) on private mailo titles. Kira plots ask about UGX 3.9 million to 10.5 million per decimal. See Land for Sale in Gayaza: Kiwenda, Busukuma, Nakasajja, Land for Sale in Namugongo: Prices, Titles and Access and Land for Sale in Matugga: Prices, Titles and Access. The parent page is Property for Sale in Wakiso: Land, Houses, Apartments, and the buyer's guide is Land for Sale in Uganda: The Complete Buyer's Guide.

How do you view and buy a plot on Entebbe Road?

Ask for the title and the seller's National ID, walk the boundary, and ask about lake, wetland and airport limits before you pay. If you land at the airport and want to go straight to plots, book an escorted site visit. Our search shows what is available on this road at plots near Entebbe.

In this section

Frequently asked questions

Which Entebbe Road area is cheapest?

We cannot name one with confidence. On 3 November 2026 our cheapest listing is a 50 by 100 ft plot at Kitende for UGX 70 million, about UGX 6.1 million per decimal. Some Jiji ads at Katabi ask less per decimal, but they are unverified and undated.

Has the Expressway raised land prices?

We found no study that measures it. Wikipedia reports the Expressway was commissioned on 15 June 2018 and tolling began on 8 January 2022. Treat any seller who credits it for a price as making a claim, and judge the plot by title, boundary and approvals.

Is land near the airport restricted?

Building near an aerodrome needs authorisation from the Uganda Civil Aviation Authority under regulation 127 of the Civil Aviation (Aerodromes) Regulations, 2022, and the Authority may ask for an aeronautical study. We found no published map, so ask the Authority in writing.

Can I build right by Lake Victoria?

Not without written authority. Regulation 30 of S.I. 3 of 2000 sets a 200 m protected zone from the low water mark for Lake Victoria. A plot described as touching the lake will have land inside that zone.

What title do Entebbe Road plots have?

All our Kitende, Garuga and Bwebajja listings state mailo. We also hold a leasehold block at Ndejje Namasuba with 36 years remaining. Check the years left on any lease and the name of the registered owner.

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Sources

  1. Land & Property listings, Nov 2026 (our own snapshot of 93 published listings), Land & Property (accessed 2026-11)
  2. Land and plots for sale in Wakiso (asking prices seen in November 2026), Jiji.ug (accessed 2026-11)
  3. Entebbe-Kampala Expressway, Wikipedia (accessed 2026-11)
  4. Next Neighbourhoods 2021: Entebbe, Kampala, Uganda, Knight Frank (accessed 2026-11)
  5. Civil Aviation (Aerodromes) Regulations, 2022, regulations 127 and 128, Uganda Civil Aviation Authority (accessed 2026-11)
  6. National Environment (Wetlands, River Banks and Lake Shores Management) Regulations, 2000 (S.I. 3 of 2000), regulations 12, 29, 30 and 32, NEMA, hosted by KCCA (accessed 2026-11)
  7. Land Act, Chapter 236 (legislation as at 31 December 2023), sections 2, 3, 29, 31, 44 and 45, ULII / Laws.Africa (accessed 2026-11)

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