Houses and Apartments for Rent in Kampala by Area

What does rent cost in Kampala by unit size?

There is no official rent index for Uganda, so every number below is an estimate from advertised (asking) rents, not signed leases. The best current citywide picture we could open is a June 2026 estimate built from property portals, with no sample size published. Treat it as a starting range, then check against live listings and written quotes.

Source: The African Vestor, asking-rent estimates as of June 2026. For the next step up, the same page puts families renting two or three bedrooms in estates such as Naguru, Mbuya, Muyenga, Bugolobi, Ntinda, Kiwatule, Kyanja, Najjera, Munyonyo and Lubowa at UGX 1.5 million to 4 million a month. Read our size guides for the detail: Studio and One-Room Apartments for Rent in Kampala, 1 Bedroom Houses and Apartments for Rent in Kampala, 2 Bedroom Houses and Apartments for Rent in Kampala and 3 Bedroom Houses for Rent in Kampala and Wakiso.

How do the main Kampala rental estates compare?

The table puts each estate on one line: where it sits administratively, how far it is from the city centre by road, and what we can say about rent. Distances are approximate road distances from Wikipedia place entries. Where a figure is missing, we did not find a source we could open, so we left it blank rather than guess.

Which KCCA division is an estate in, and does it matter?

Kampala has five divisions run under the Kampala Capital City Authority (KCCA): Kampala Central, Kawempe, Makindye, Nakawa and Rubaga. Kololo and Nakasero are in Kampala Central, Bugolobi, Bukoto and Ntinda are in Nakawa, and Muyenga and Munyonyo are in Makindye. Najjera, Kira, Lubowa and Entebbe are outside the KCCA boundary, in Wakiso District, with their own local councils.

For a tenant this matters in two practical ways. First, the office you deal with for local council letters, a business permit or a neighbour dispute depends on the side of the boundary. Second, the Landlord and Tenant Act 2022 makes the landlord, not the tenant, responsible for the taxes and rates charged on the premises (section 10), so you should not be asked to pay property rates in either place unless your agreement clearly says otherwise and the term is lawful.

Which estates are cheapest, and which are the premium ones?

Broker estimates group the cheaper one and two bedroom areas as Kisaasi, Kyanja, Naalya, Najjera and Makindye, and put the highest asking rents in Kololo, Nakasero and Naguru. The older Monitor survey (7 March 2023) gives concrete per-estate numbers for the cheaper side. Rents have probably moved since, so use these only to see the pattern.

For the full cheaper-rent picture and its trade-offs, see Cheap Apartments and Houses for Rent in Kampala.

Where do expats and short-stay guests choose?

Knight Frank Uganda's 2026 short-term rental report puts Kololo, Nakasero, Naguru, Munyonyo and Muyenga in its top tier for short stays, and Bugolobi, Bukoto, Mbuya, Entebbe, Buziga and Kigo in the second tier. It also says demand from NGO and diplomatic guests has slowed, which has hurt occupancy in Kololo, Nakasero and Naguru. For a longer lease, that can give a tenant some room to negotiate, though we cannot say how much.

Land & Property also lists short-stay (Airbnb-style) homes. These are booked through us: the guest books and pays through Land & Property, and we pay the owner after taking our percentage. If you want a furnished month in Kampala, search the live results and ask us what is available. If you own a furnished unit, read Airbnb in Kampala: Areas, Hosting Rules and Tax and then list your rental.

What does the law say about deposits, advance rent and increases?

As of November 2026, the Landlord and Tenant Act, 2022 (Chapter 238) sets these limits for residential lets:

• Security deposit (s.30). One deposit only, not above one month's rent. The landlord must give a written receipt and must state in writing when the deposit may be withheld. Normal wear and tear is not a reason to withhold it.
• Rent in advance (s.24). No more than three months for a tenancy longer than a month, unless landlord and tenant mutually agree to pay more.
• Rent increases (s.26). At least 60 days' written notice, no more than once in 12 months, and not above 10 percent a year unless your agreement says otherwise. In a fixed term, no increase unless the agreement allows it.
• Currency (s.22). Rent is expressed and settled in Uganda shillings unless the tenancy agreement says otherwise.

Landlords: our Landlord Guide for Uganda: Law, Tax and Rent Collection covers your side. This is general information, not legal advice.

How do I use the live rentals and list my own?

What our own listings show. In the Land & Property listings, Nov 2026 snapshot, all 93 published listings were for sale and none was a monthly rental. So the rent figures on this page come from outside reporting, not from our stock, and they are labelled with their dates. Rental listings will appear in the live results below as landlords and verified agents add them.

Open the rental search and filter by estate. Each page above has its own search link. Landlords and agents can list your rental, and tenants should read Houses and Apartments for Rent in Uganda for the national picture.

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

In this section

• 1 Bedroom Houses and Apartments for Rent in KampalaOne-bedroom houses and flats to rent in Kampala: where they are common, what they include and how rents compare by estate, dated Nov 2026.
• 2 Bedroom Houses and Apartments for Rent in KampalaTwo-bedroom houses and apartments to rent in Kampala: family estates, rents by area and what to check before paying, dated Nov 2026.
• 3 Bedroom Houses for Rent in Kampala and WakisoThree-bedroom houses and maisonettes to rent in Kampala and Wakiso: gated estates, rents by area and lease checks, dated Nov 2026.
• Apartments and Houses for Rent in Bugolobi, KampalaBugolobi rentals in Kampala: older flats and newer apartment blocks, group rent ranges by tenant type, short-stay rates and lease checks, dated Nov 2026.
• Apartments and Houses for Rent in EntebbeEntebbe rentals for airport staff, government and lake-view tenants: houses, apartments, rent evidence dated Nov 2026 and commute to Kampala.
• Apartments and Houses for Rent in Kyanja, KampalaKyanja rentals on the northern edge of Kampala: apartments, family houses and rents compared with Ntinda and Najjera, dated Nov 2026.
• Apartments and Houses for Rent in Lubowa, Entebbe RoadLubowa rentals on Entebbe Road: gated-estate houses and new apartments, the Entebbe Expressway link, rents against Munyonyo, dated Nov 2026.
• Apartments and Houses for Rent in Munyonyo, KampalaMunyonyo lakeside rentals: resort-area apartments and villas, rents against Muyenga and Lubowa, and the Entebbe Road commute, dated Nov 2026.
• Apartments and Houses for Rent in Muyenga, KampalaMuyenga (Tank Hill) rentals with lake views: apartments, houses, rents compared with Kabalagala and Bunga, and what to check, dated Nov 2026.
• Apartments for Rent in Bukoto, KampalaBukoto apartments and houses to rent between Ntinda and Kisaasi: typical unit sizes, short-stay demand and rent evidence, dated Nov 2026.
• Apartments for Rent in Kololo, KampalaKololo apartment rentals for diplomats and executives: serviced and furnished units, embassy-area norms, how rents are quoted in USD, dated Nov 2026.
• Apartments for Rent in Naguru, KampalaNaguru rentals on the hill above Nakawa: apartment blocks, former housing-estate land and rent evidence, dated Nov 2026, with checks before you pay.
• Cheap Apartments and Houses for Rent in KampalaWhere Kampala rent is lowest, what cheap really buys and the scams that target low-budget renters, using dated Monitor and broker reporting.
• Houses and Apartments for Rent in Najjera, KampalaNajjera and Kiwatule rentals north-east of Ntinda: gated estates, family houses and new apartments, with rent evidence dated Nov 2026.
• Houses and Apartments for Rent in Ntinda, KampalaNtinda rentals around the Ntinda shopping centre and Ministers Village: houses, 1-3 bedroom units and office space, with rents dated Nov 2026.
• Houses for Rent in Kira, Najjera and KyaliwajjalaKira Municipality rentals: houses and bedsitters towards Kyaliwajjala and Najjera, cheaper than central Kampala, with rents dated Nov 2026.
• Studio and One-Room Apartments for Rent in KampalaStudio apartments, self-contained rooms and single and double rooms to rent in Kampala: what each means, who rents them and typical rents.

Frequently asked questions

Related guides

• Houses and Apartments for Rent in Uganda
• Apartments and Houses for Rent in Bugolobi, Kampala
• Apartments for Rent in Kololo, Kampala
• Cheap Apartments and Houses for Rent in Kampala
• Landlord Guide for Uganda: Law, Tax and Rent Collection
• Airbnb in Kampala: Areas, Hosting Rules and Tax