Land for Sale in Namugongo: Prices, Titles and Access

Where is Namugongo and what is the Martyrs Shrine area?

Namugongo is a township in Kira Municipality in Wakiso District, about 12 km north-east of Kampala (Wikipedia, source 1). Kira Municipality is bordered by Gayaza to the north, Mukono to the east, Lake Victoria to the south, Kampala to the west and Kasangati to the north-west (source 2). Namugongo is best known for the Basilica of the Uganda Martyrs, built where most of the Catholic martyrs were burned, and for an Anglican shrine a few kilometres from it (source 1).

Namugongo sits next to several places buyers also search for, including Najjera, Kyaliwajjala and Bukerere. Some Jiji listings tag Namugongo plots to Mukono District (Goma) and others to Kampala wards, so the local authority is not always the one the seller says. Check which district and council the plot belongs to before you plan for building permission or rates. Read our guide to land for sale in Uganda for the basic buying sequence.

Does Martyrs Day raise land prices in Namugongo?

We cannot say that it does. On 3 June 1886, 32 young men who were pages at the court of Kabaka Mwanga II were burned for refusing to renounce Christianity. Every 3 June, Christians from Uganda and abroad gather at Namugongo to remember them, and the day is a national holiday. Wikipedia reports that attendance estimates vary, from about half a million people in a typical year to an estimated 2 million in June 2015 (source 1).

That is a very large crowd arriving at one place for a few days. It is reasonable to expect demand for lodging, food and transport around the shrines. But we found no published study, price series or official statement measuring a pilgrimage effect on rents or plot prices, and we will not invent one. Treat any agent who claims "prices jump every June" as making a claim you should ask them to prove with dated sales.

One of our own listings shows the rental angle as the seller describes it: a 13-decimal property at Namugongo Joggo with six self-contained double units, which the seller says earns UGX 1.8M a month, asking UGX 180M, on mailo tenure (Land & Property listings, Nov 2026). We have not verified the rent. See search plots for Namugongo to look for newer entries, and check any rent claim against tenancy records and a site visit.

How much is land in Namugongo per decimal?

On 4 November 2026 we re-read the Jiji Uganda search page for "Namugongo", which showed 20 listings out of 135 results (source 3). They are sellers' asking prices, not sale prices, and the first page changes often. Sizes were given in only some listings, and many give dimensions such as "50x100" with no unit. The table works out the price per decimal for those that stated a size. A decimal is about 435.6 square feet, so 100 by 50 ft is about 11.5 decimals.

The spread is wide: the same search shows per-decimal asking prices from under UGX 3M to over UGX 11M, and the cheapest rows are tagged to Goma in Mukono District rather than Kira. Compare with the figures in Land Prices in Uganda, November 2026. Where a plot stands, how far it is from tarmac and which council it falls under all move the price, so always ask a seller why a plot is priced as it is.

Is Namugongo land titled mailo?

Where the Jiji listings we read state a tenure, they describe private mailo or a mailo title, and a good number state none. Mailo is a form of tenure that holds registered land in perpetuity, has roots in the Uganda Agreement, 1900, and allows the ownership of the land to be separate from the ownership of developments by a lawful or bona fide occupant (Land Act, Cap. 236, s.1 and s.3(4), source 4). In practice, this means that a mailo title in Namugongo can still be subject to people who already live or farm on the land, so ask who is on the plot, and whether there is a kibanja, before paying.

A title is only as good as the register behind it. Ask for a copy, search the registry in the name of the registered owner, and check that the plot number and block match the boundaries on the ground. Our Land Site Visit Checklist: What to Check on the Ground shows how to do this on site. We make no claim about any seller or estate named in a listing.

What are the access roads and what should you check?

Wikipedia lists the Kyaliwajjala-Kira-Kasangati-Matugga Road among the roads of Kira Municipality, and describes the Kampala Northern Bypass as passing through the Bweyogerere and Kireka wards of Kira (source 2). That tells you the bypass is close to Kira, but we found no source that gives an exact distance from the shrines to the bypass, or a driving time, so we do not state one. Drive the route yourself on a weekday morning, and plan to avoid 3 June if you want a calm visit, because a crowd of that size is likely to slow every road near the shrines.

Before paying, confirm the road: how far the plot is from tarmac, whether it floods in the rains, and whether the access is a public road or a path through a neighbour's land. If you cannot travel, you can book an escorted site visit. For nearby alternatives, see Plots for Sale in Buloba and Along Mityana Road, Land for Sale in Kakiri: Prices, Titles and Access and Land for Sale in Matugga: Prices, Titles and Access. For the district overview, see Property for Sale in Wakiso: Land, Houses, Apartments. This page is general information, not legal or valuation advice.

Frequently asked questions

Related guides

• Property for Sale in Wakiso: Land, Houses, Apartments
• Land Prices in Uganda, November 2026
• Plots for Sale in Buloba and Along Mityana Road
• Land for Sale in Kakiri: Prices, Titles and Access
• Land for Sale in Matugga: Prices, Titles and Access
• Land Site Visit Checklist: What to Check on the Ground