Plots for Sale in Kiwenda, Gayaza: Price and Titles
Updated 3 November 2026 · Land & Property editorial team
Kiwenda is a parish in Busukuma sub-county, Wakiso District, on the Gayaza-Ziroobwe road north of Gayaza town. The 2014 census counted 6,868 people there. Land & Property had no Kiwenda plot listed in November 2026, so we quote no price. Check the road frontage, the title and the seller in person before paying a deposit.
- Administrative unit
- Kiwenda parish, Busukuma sub-county, Wakiso District (NEMA list, Dec 2022)
- Parish population, 2014 census
- 6,868 people in 1,782 households (UBOS)
- Road
- Gayaza-Ziroobwe road, 27 km long (Wikipedia)
- Our listings in Kiwenda, Nov 2026
- None, so no price is quoted
Where is Kiwenda and which road reaches it?
Kiwenda is a parish in Busukuma sub-county, Wakiso District. A National Environment Management Authority (NEMA) list of approved projects, dated December 2022, gives the address of a fuel station as Nabitalo village, Kiwenda parish, Busukuma sub-county, along the Gayaza-Zirobwe road. That is the clearest public pin we found: Kiwenda sits on the road that leaves Gayaza town northwards.
Wikipedia describes the Gayaza-Ziroobwe road as 27 km long, joining Gayaza to Ziroobwe in Luweero District. Gayaza town is about 18 km north-east of Kampala by road. Because Kiwenda lies on a long road and not at one junction, ask a seller how far from Gayaza town the plot is, and which side of the road it lies. Our parent page Land for Sale in Gayaza: Kiwenda, Busukuma, Nakasajja shows the wider area.
How big is Kiwenda compared with its neighbours?
The Uganda Bureau of Statistics (UBOS) 2014 census table is the best public measure we opened. It lists these parishes of Busukuma sub-county:
| Parish | People, 2014 | Households, 2014 |
|---|---|---|
| Kiwenda | 6,868 | 1,782 |
| Magigye | 6,571 | 1,808 |
| Lugo | 5,702 | 1,421 |
| Busukuma | 4,928 | 1,234 |
Kiwenda was the most populated of these four, which tells you the parish already had many homes in 2014. The census is twelve years old and the area has grown since, so use it for scale only. For the neighbouring parish, read Plots for Sale in Busukuma, Gayaza: Price and Titles.
What can I build or farm on a Kiwenda plot?
That depends on the plot, not the name. A plot beside the Gayaza-Ziroobwe road may suit a shop, a rental block or a family home, because a main road brings passing trade and transport. A plot a few hundred metres inside, reached by a murram track, suits a quieter home or small farm, and usually costs less.
Before you pay, check these three points on the ground:
- Does the plot touch the road, or do you reach it through someone's land? If through, get the right of way written into the agreement.
- Is there a power line on the plot's side of the road, and what would a connection cost? Get a written quote.
- Is the ground flat, or does water run across it in the rains?
We could not confirm water or power coverage for Kiwenda from a public source, so we make no claim about either.
What do plots in Kiwenda cost?
We have no Kiwenda price to publish. Land & Property listings, Nov 2026, held no plot in Kiwenda, and we found no named source with a dated Kiwenda price. We prefer an honest gap to a guess.
To compare offers fairly:
- Ask for the price per decimal. One decimal is 435.6 square feet, so a 50 by 100 ft plot is about 11.5 decimals. See What Is a Decimal of Land? (Uganda Measure Explained).
- Ask whether a road frontage plot and an inside plot are priced differently, as they often are.
- Ask if the price includes survey, boundary opening and transfer costs.
As a reference only, our Gayaza Manyangwa estate listing in Nov 2026 asks UGX 42 million per 50 by 100 ft plot with private mailo titles. It is a planned estate nearer Gayaza town, so it does not set the price for Kiwenda.
Does Kiwenda have titled land?
We found no public record of title types in Kiwenda, so we cannot say how much land is titled. Plots in the Gayaza area that we have listed are private mailo, but those sit in Gayaza, not Kiwenda. Treat every seller's "ready title" claim as unproven until you see the paper.
- Search first. The Ministry of Lands online portal, launched on 2 October 2024, offers a title search for UGX 10,000 that shows ownership and encumbrances, according to the Daily Monitor.
- Name match. The seller's National ID must match the registered owner.
- TIN. For land worth UGX 10 million or more, the Uganda Revenue Authority has required both sides to hold a TIN since 6 December 2021.
- Occupants. Ask who lives or farms on the plot and whether they agree to the sale.
Use the Land Site Visit Checklist: What to Check on the Ground on the day, and read Land for Sale in Uganda: The Complete Buyer's Guide for the full order of steps.
What is the next step if I like a Kiwenda plot?
Do not send a deposit from abroad on photos alone. Ask for the title copy, a GPS pin and a recent video of the boundaries. Then book an escorted site visit so someone independent walks it with you. If Kiwenda feels too far out, compare it with Plots for Sale in Nakasajja, Gayaza: Price and Titles.
Frequently asked questions
Where is Kiwenda?
Kiwenda is a parish in Busukuma sub-county, Wakiso District. A NEMA list from December 2022 places a site in Nabitalo village, Kiwenda parish, along the Gayaza-Ziroobwe road. That road runs 27 km north from Gayaza town. Ask the seller how far from Gayaza the plot is.
How much is a plot in Kiwenda?
We cannot give a figure. Land & Property listings, Nov 2026, held no Kiwenda plot and we found no dated public price. Ask several local sellers for a price per decimal, separate road frontage from inside plots, and compare in the same unit.
Does Kiwenda have titled land?
We found no public source on title types in Kiwenda. Some plots there may be titled and others not. Search the title on the Ministry of Lands online system for UGX 10,000, match the seller to the registered owner, and ask who occupies the land.
How many people live in Kiwenda?
The 2014 census counted 6,868 people in 1,782 households in Kiwenda parish, according to the Uganda Bureau of Statistics. That is the latest parish figure we could open. It is twelve years old, so the true number today is likely higher.
Sources
- Population by Parish, Census 2014, Central Region, Uganda Bureau of Statistics (accessed 2026-11)
- List of approved projects as at 29 December 2022, National Environment Management Authority (accessed 2026-11)
- Gayaza, Wikipedia (accessed 2026-11)
- New online public portal to address land encumbrances, Daily Monitor (accessed 2026-11)
- TIN requirement for land transactions, Uganda Revenue Authority (accessed 2026-11)
Related guides
- Land for Sale in Gayaza: Kiwenda, Busukuma, Nakasajja
- Land for Sale in Uganda: Verified Plots and the Complete Buyer's Guide
- Land Site Visit Checklist: What to Check on the Ground
- What Is a Decimal of Land? (Uganda Measure Explained)
- Plots for Sale in Busukuma, Gayaza: Price and Titles
- Land for Sale in Gayaza: Kiwenda, Busukuma, Nakasajja