Price Data Methodology: How We Compute Medians

Which listings are in the sample?

Our figures use only listings that were published on the platform on the date of the snapshot. Draft, hidden and removed listings are left out. On 3 November 2026 that gave 93 listings, and every one was priced in Uganda shillings. They were created between 17 April and 26 June 2026, and all 93 were listed by Land & Property itself. No agent listings had been published yet, so the sample reflects the properties we list, not the whole market (Land & Property listings, Nov 2026).

The sample has no commercial listings and no forest listings. We do not publish a median for any type with no listings, and we say so on the page instead. Our monthly market brief repeats these rules each month.

How is each median calculated?

We take the asking price of each listing of one type, sort them, and report the middle value. When the count is even, we average the two middle values. We use the median because one very large listing can drag an average far from what a typical listing costs. Every median is shown with its n, the number of listings behind it.

Source: Land & Property listings, Nov 2026 (snapshot of 3 November 2026).

What exclusions and rules do we apply?

• No mixing of units. Farmland is priced per acre, so a farmland median is never compared with a plot or house price in total. If a price per acre is multiplied by the size of a farm, we say so and show the working.
• Outliers stay in. We do not delete high or low listings, because the median already limits their effect. The range column shows them. For example, one plot is listed at UGX 9.25 billion and one farmland listing at UGX 550 million per acre.
• Minimum sample for a district. We show a district median only when it rests on at least five listings of one type, and we always show n. Below that we show no median.
• One listing, one count. A property listed twice is counted once. Boosted or featured status does not add or remove a listing from the sample.
• Currency. All figures are in UGX. If we show a dollar figure, it comes from a named source that used dollars, and we do not convert it.

What are these figures not?

They are not sale prices, valuations or forecasts. A listing price is what a seller asks. Knight Frank Uganda wrote in its H1 2026 review that in the prime Kampala segment asking prices continued to sit above eventual clearing levels, and that buyers had room to negotiate. Our asking-price medians should be read with that in mind.

They are also not valuations. The Valuation Act, 2026 came into force in March 2026, according to the same Knight Frank review, and it introduced licensing for valuers and national valuation standards. If you need a value for a loan, a court case or a tax matter, use a licensed valuer. A median from our listings cannot replace that.

Tax and fees are not included in our figures. Whether VAT applies to a property depends on its type and the seller. PwC's tax summary, current to October 2026, gives the standard VAT rate as 18 percent and lists unimproved land and certain residential property among exempt supplies. Confirm the position with the Uganda Revenue Authority or a tax adviser, as of November 2026.

What are the limits of the data?

• Small samples. With 93 listings in total, a few listings can move a median. Treat each figure as a guide to what we list, not a market index.
• Plot sizes are not normalised. Only 8 of our 93 listings carry a recorded size, so we cannot yet publish a price per square metre or per decimal for plots. A plot median of UGX 155 million mixes small and large plots.
• Location mix. Prices differ widely between Kampala and Wakiso, so a national median hides local differences. District figures appear only where the sample is large enough.
• Snapshot dates. Each figure is true on its date. Prices can change the next day.

If you see a listing you think is mispriced or fake, use Report a Suspicious Listing or Agent. If a figure on our pages is wrong, tell us as described in the Advertising and Commercial Disclosure and the corrections log. That page also explains how paid placements are kept apart from the data.

How can journalists and researchers cite our figures?

This section replaces our old press and data page. You may quote our figures with the date and the sample size. A correct citation reads: "Land & Property listings, Nov 2026, median asking price of 21 plots, UGX 155 million." Please keep the words "asking price" and the date, and link to this page for the method.

Our open figures are collected on Open Data. For a sale-price or valuation figure, ask a licensed valuer. For a price guide to a specific house, read How to Price Your Property in Kampala. Sellers who pay to promote a listing should read Featured Listings. For questions about the data, ask our team on WhatsApp or by email, or browse all listings to check a figure yourself.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 25 Decimals in Bunga at Ugx820m Buziga, Kampala · Plot UGX 820,000,000
• 470 acres in Kikyusa Kamira at Ugx10m per acre Kamira, Luwero · Farmland UGX 10,000,000 per acre
• 1 acre for sale in Kololo at $2,500,000 Kololo, Kampala · Plot UGX 9,250,000,000
• 150 acres in Kalongo Nakasongola at Ugx5.8m per acre Kalongo, Nakasongola · Farmland UGX 5,800,000 per acre
• 120 acres in Kisozi Nakaseke at Ugx6.5m per acre Nakaseke · Farmland UGX 6,500,000 per acre
• 300 acres Migyeera Nakasongola on tarmac at Ugx12m per acre Migyera, Nakasongola · Farmland UGX 12,000,000 per acre

Frequently asked questions

Related guides

• Open Data: Listing Medians by Month (CSV)
• Uganda Land and Property Market Brief (Monthly)
• Editorial Policy: How Our Guides Are Researched
• Corrections Log
• Featured Listings: How Boosts Work
• How to Price Your Property in Kampala