Uganda Land and Property Market Brief (Monthly)
Updated 3 November 2026 · Land & Property editorial team
November 2026 edition. Our 93 published listings have median asking prices of UGX 155 million for plots, UGX 765 million for houses, UGX 1.3 billion for apartments and UGX 13 million per acre for farmland. Knight Frank Uganda described Kampala's residential market as a buyers' market in the first half of 2026. This is information, not financial advice.
- Edition
- November 2026 (data as of 3 November 2026)
- Listings counted
- 93 published, all in UGX
- Forest listings
- 0 so far
- Price type
- Asking prices, not sale prices
What are asking prices in our listings this month?
These are medians of asking prices from our published listings on 3 November 2026. The sample is small, and every listing in it was listed by Land & Property itself. Treat the figures as a guide to what we list, not as a market index. The rules behind each number are on Price Data Methodology.
| Type | n | Price unit | Median asking price |
|---|---|---|---|
| Plots | 21 | Total | UGX 155 million |
| Farmland | 39 | Per acre | UGX 13 million |
| Houses | 14 | Total | UGX 765 million |
| Apartments | 19 | Total | UGX 1.3 billion |
Source: Land & Property listings, Nov 2026. Asking prices are what sellers ask. They are not sale prices, and they are not valuations.
How do districts compare?
We show a district median only where at least five listings of one type sit behind it. The gap between Kampala and Wakiso is large for plots, houses and apartments.
| Type and unit | District | n | Median asking price |
|---|---|---|---|
| Plots, total | Wakiso | 14 | About UGX 92.5 million |
| Plots, total | Kampala | 6 | About UGX 1.125 billion |
| Houses, total | Wakiso | 9 | UGX 580 million |
| Houses, total | Kampala | 5 | UGX 900 million |
| Apartments, total | Kampala | 12 | UGX 1.5 billion |
| Apartments, total | Wakiso | 5 | UGX 280 million |
| Farmland, per acre | Nakaseke | 8 | UGX 11 million |
| Farmland, per acre | Nakasongola | 6 | UGX 9 million |
| Farmland, per acre | Luwero | 5 | UGX 13 million |
Source: Land & Property listings, Nov 2026. Plot prices are total prices for plots of different sizes, and only 8 of our 93 listings record a size, so a lower district median does not mean cheaper land per square metre. You can open the matching listings to see each plot's size in its description.
Which listings are new, and which districts moved?
Of the 93 listings in the November snapshot, 69 were created in April 2026, 10 in May and 14 in June. The newest was created on 26 June 2026, and none was created between July and 3 November. In short, this edition describes a stock of listings that has not grown in the last four months.
We cannot yet report district moves. A move needs two comparable snapshots, and this is the first edition. From the next edition we will show the change in each median where both months have at least five listings, with n for both. Until then, any claim that a district's prices rose or fell would have no data behind it, so we make none.
Forest listings are the new category: standing pine, eucalyptus or mixed trees, sold without the land. We have no forest listings yet, so there is no forest median to publish.
What did Knight Frank report for the first half of 2026?
The figures below come from Knight Frank Uganda's Kampala Property Market Performance Review, H1 2026. They describe prime Kampala property and professionally managed stock, not every listing.
| Segment | What Knight Frank reported for H1 2026 |
|---|---|
| Residential sales | A subdued market that favours buyers and tenants, with low enquiries, longer deals and plenty of stock. Prime asking prices sat above eventual clearing levels. |
| Residential rents | Two-bedroom prime rents rose about 1.7 percent and three-bedroom about 0.6 percent year on year. Prime occupancy was about 84 percent. |
| Residential pipeline | About 1,800 expected apartment units in Nakasero, Kololo and Naguru, up from 1,200 a year earlier. |
| Offices | Grade A rents of US$17 per sq m at 87 percent occupancy. Grade AB rents of US$14 at 83 percent. |
| Warehouses | Rents of US$3 to US$7 per sq m per month, with occupancy above 80 percent in key zones. |
The review also reported that the Central Bank Rate stayed at 9.75 percent, the Cash Reserve Requirement rose to 11.0 percent in March 2026, the shilling was down 2.8 percent year on year and annual inflation reached 3.7 percent in June. It said the January 2026 general elections paused activity in every property sector in the first quarter.
What does this mean for buyers and sellers?
This is general information, not financial advice, and it is not a forecast. We do not promise rental yields or price growth, and nothing here is a recommendation to buy or sell a particular property.
- Buyers. When the main professional review calls a market a buyers' market, there is usually room to negotiate. Ask for the seller's proof of title first. Our guide for readers abroad, buy property in Uganda from UK, lists the checks.
- Sellers. Knight Frank said well-priced stock in established locations still sold steadily. Price against comparable asking prices and expect to negotiate.
- Everyone. Use a lawyer and a registered surveyor before paying a deposit.
Each month's brief will be listed here, and any change we make to a published figure goes in the Corrections Log. Our methods are in the Editorial Policy. See Land & Property own listings for what we list ourselves. You can browse all listings, read about Our Editorial Team, or ask our team on WhatsApp or by email about a figure.
Listings available now
Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.
-
25 Decimals in Bunga at Ugx820m
UGX 820,000,000
-
470 acres in Kikyusa Kamira at Ugx10m per acre
UGX 10,000,000 per acre
-
1 acre for sale in Kololo at $2,500,000
UGX 9,250,000,000
-
150 acres in Kalongo Nakasongola at Ugx5.8m per acre
UGX 5,800,000 per acre
-
120 acres in Kisozi Nakaseke at Ugx6.5m per acre
UGX 6,500,000 per acre
-
300 acres Migyeera Nakasongola on tarmac at Ugx12m per acre
UGX 12,000,000 per acre
Frequently asked questions
What is happening in Uganda's property market this month?
Knight Frank Uganda called Kampala's residential market subdued and favourable to buyers in the first half of 2026, with low enquiries and plenty of stock. Our own 93 listings show median asking prices of UGX 155 million for plots and UGX 765 million for houses.
Are land prices rising?
We cannot say from our data. This is our first edition, so we have no earlier snapshot to compare, and we will not claim a rise or fall without one. Knight Frank described H1 2026 residential and land supply as abundant, which favours buyers.
Are these sale prices?
No. They are asking prices from our listings. Knight Frank Uganda noted that prime asking prices sat above eventual clearing levels, so a property usually sells for less than the first asking price after negotiation.
Is this financial advice?
No. The brief is general information from our listings and from named reports. It does not recommend any purchase, promise yields or forecast prices. Use a lawyer, a registered surveyor and, if needed, a licensed adviser before you commit money.
Sources
- Land & Property listings, Nov 2026 (all 93 published listings), Land & Property (accessed 2026-11)
- Kampala Property Market Performance Review, H1 2026, Knight Frank Uganda (accessed 2026-11)