Furnished Apartments for Rent in Kampala

What does a furnished apartment in Kampala usually include?

There is no legal definition of "furnished" in the Landlord and Tenant Act 2022, so the list of what is included is a matter for your agreement. Knight Frank's 2026 Kampala short-term rental report, which looks at furnished stays of under 30 nights, sorts amenities into levels that show what guests now expect.

The same report says premium amenities support a nightly rate 20 to 35 percent above the base. Use the list as a checklist when you view a flat, and ask which items are in working order today. Power and water cuts are common in Kampala, so a generator or inverter and a water tank matter more than a flat-screen TV.

Ask for a written inventory that lists every bed, mattress, sofa, appliance and utensil, with its condition. Photograph each room on the day you move in. That list is your protection when the deposit is settled.

How much is a furnished apartment in Kampala?

We do not publish a single monthly figure for furnished flats, because we could not verify one from a reliable, dated source. What we can give you is dated market data from Knight Frank.

The H1 2026 review also reports that 3 to 6 month furnished lets multiplied in prime areas, and that prime residential occupancy was about 84 percent. A strong occupancy figure does not mean high prices. The same review says tenants kept the upper hand in negotiations, so ask for a discount on longer stays.

In our listings snapshot of 3 November 2026, all 93 published listings are for sale, so we have no rent median of our own to quote yet. Check homes to rent now for new rentals as they are added.

What deposit and advance rent can a landlord ask for?

Furnishing does not change the deposit limit. Section 30 of the Landlord and Tenant Act 2022 says a landlord may not require more than one security deposit, and the amount may not exceed one month's rent (or one-twelfth of a year's rent, whichever is less). The landlord must state in writing when any part may be withheld, must give a written receipt, and may not withhold anything for normal wear and tear.

On advance rent, section 24 says a landlord shall not require more than three months in advance for a tenancy of more than one month, or more than two weeks for a tenancy of less than one month. The limit falls away if tenant and landlord agree otherwise. Read our guide on can landlord ask for 6 months rent in advance before you agree to pay more. Section 25 requires a written receipt for each rent payment.

For a furnished flat, expect the landlord to list damage to furniture as a reason to deduct. Wear and tear, such as a faded cushion or a loose drawer handle, is not damage. Broken glass or a burnt mattress is.

How long should a furnished contract run, and how can it end?

Section 4 of the Act says a tenancy agreement worth 25 currency points or more (a currency point is UGX 20,000, so UGX 500,000) cannot be enforced in court unless it is in writing, in a data message, or the other party admits it. Every furnished let should therefore be written, with the start date, the term, the rent and the inventory.

Under section 38, notice to end a residential tenancy is seven days for a weekly tenancy, thirty days for a monthly tenancy and sixty days for a year-to-year tenancy. The parties may agree longer notice, but a shorter period in the agreement is void. A fixed-term tenancy ends on the date stated (section 37). Many furnished leases use three or six months, which matches the 3 to 6 month demand Knight Frank describes.

If the landlord wants to raise rent, section 26 limits increases to 10 percent a year unless the agreement says otherwise, requires 60 days' notice, and bars an increase within a fixed term unless the agreement allows it. See rent increase for the detail. Knight Frank defines a short-term rental as a stay of under 30 nights; see Short-Let vs Long-Let in Kampala.

Are utilities included in a furnished rent?

The Act does not set a default. It defines "utilities" to include water, light or power, conservancy, sewerage, sweepers, watchmen and telephone, and section 46 lets a landlord charge a service fee for extra services such as security, conservancy and sanitation. Whether electricity, water, wifi and cleaning are in the rent is therefore for you to agree and write down.

Ask five questions: who pays the power bill and is it prepaid, who pays for water, is wifi included and at what speed, is there a service charge, and who pays for cleaning. Get each answer in the agreement, not by message.

Can I book a furnished apartment through Land & Property?

Yes, for short stays. We also list Airbnb-style furnished apartments that are booked through Land & Property. The guest books and pays through us, we keep a percentage of the booking, and we pay the owner after that. This is different from a long lease, where you sign directly with the landlord. If you are a guest, see Airbnb in Kampala: Areas, Hosting Rules and Tax for areas and what to expect.

If you own a furnished flat, you can choose between a long let and a booked short stay. List Your Property for Rent explains how to list. Apartment owners who also need storage can look at Warehouses for Rent or Sale in Kampala.

Where should I look in Kampala, and what about Nairobi?

Knight Frank places Bugolobi, Bukoto and Mbuya in its middle price tier and Kololo, Naguru and Muyenga in the top tier. Start with our area pages: Apartments and Houses for Rent in Bugolobi, Kampala, Apartments for Rent in Kololo, Kampala and Apartments and Houses for Rent in Muyenga, Kampala. The full list is at Rent in Kampala by Area, and the overview is Rentals Uganda.

Travelling on to Kenya? See Furnished and Serviced Apartments for Rent in Nairobi.

Frequently asked questions

Related guides

• Houses and Apartments for Rent in Uganda
• Houses and Apartments for Rent in Kampala by Area
• Short-Let vs Long-Let in Kampala: Income Compared
• Rent in Advance: How Many Months Can a Landlord Ask?
• Airbnb in Kampala: Areas, Hosting Rules and Tax