1 Bedroom Houses and Apartments for Rent in Kampala

How much is a one-bedroom in Kampala?

A one-bedroom in Kampala is a wide band, not one price. The June 2026 asking-rent estimate we could open puts the average at about UGX 1.3 million a month, with a normal range of UGX 600,000 to 2 million. The same source gives a studio average of about UGX 750,000. These come from portal adverts and have no published sample size, so they show where to start, not what a landlord will accept.

If you are comparing against a studio, read Studio and One-Room Apartments for Rent in Kampala. If you need more space, the next size up is on 2 Bedroom Houses and Apartments for Rent in Kampala.

Which estates have the cheapest one-bedrooms?

The outer estates are cheaper. The Monitor surveyed tenants and landlords in March 2023 and reported these monthly one-bedroom rents. They are more than three years old, so expect today's figures to be higher.

For Kololo, Nakasero and Naguru, broker estimates for June 2026 put good apartments at UGX 2.5 million to 5 million, which is mostly two-bedroom and larger stock. See Apartments for Rent in Kololo, Kampala. For estate-by-estate context go to Houses and Apartments for Rent in Kampala by Area.

Where is the one-bedroom stock?

We cannot yet rank estates by our own one-bedroom stock, because our November 2026 snapshot holds no monthly rentals. What we can say comes from Knight Frank Uganda: studios and one-bedrooms made up about 60 percent of the Airbnb-visible short-stay listings in Kampala at the end of 2025 (about 3,478 listings in all), and Knight Frank notes that supply of this size is crowded. It names Najjera, Kisaasi, Kyanja and Kiwatule as places where investors rent flats just to sublet them as short stays.

The practical lesson: in those estates, ask whether the landlord offers a normal 6 or 12 month lease or only furnished short stays, and compare like with like.

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.

House or apartment: which suits a single tenant?

A small house or bungalow usually has a compound and parking but may have a shared gate, shared water tank and a landlord living next door. An apartment usually has shared stairs, security and parking and often a service fee. The Landlord and Tenant Act 2022 (section 46) lets a landlord charge a service fee for security, conservancy, sanitation and similar services, and says it may vary with the landlord's actual costs. So ask for the fee in writing and what it covers.

• Compound house: more privacy and space for a vehicle, but check who maintains the fence, gate and drainage.
• Apartment: shared security and often a generator, but a service fee and less control over noise.
• Either: ask who is responsible for repairs. Under section 7 the landlord keeps the premises in good repair, including exterior parts and common areas, except damage the tenant causes.

What must I check at a one-bedroom viewing?

Use the full Rental Viewing Checklist for Tenants. For a one-bedroom, four checks matter most, and the Act backs three of them.

• Water. Ask which supply serves the unit, and run the taps. Section 6 treats water supply and drainage as part of whether a home is fit to live in.
• Meter. Ask whether power and water are separately metered. If separately metered, you pay your own use (section 12). If not, the landlord is liable for the electricity charges (section 13), so a landlord cannot simply bill you at will without an agreement.
• Drainage. Look for damp walls, stained ceilings and a blocked yard. Sewerage and drainage charges are the landlord's under section 13, though a contribution can be agreed.
• Security. Check the gate, locks and lighting, and note whether the landlord can enter. Section 48 requires the landlord to give you written notice before entering, except in an emergency, so ask how notice will be given.

What lease terms apply to a single tenant?

Agree the lease in writing even if you are only staying a few months. Under section 4 of the Act, an agreement worth 25 currency points or more (UGX 500,000, at UGX 20,000 per point) is not enforceable by action unless it is in writing or the other side admits it. The landlord must give you a copy straight after signing (section 5) and a written receipt for each payment (section 25).

• Deposit: one deposit, no more than one month's rent, with a written receipt (section 30).
• Advance rent: no more than three months unless you both agree (section 24).
• Notice: in a monthly residential tenancy, notice is 30 days, and shorter notice written into the lease is void (section 38).
• Sharing: you may not sublet any part without the landlord's written consent, which must not be unreasonably withheld (section 32). Read the lease on who may live there.

When you are ready, browse rentals in Uganda or, if you are the landlord, list your rental.

Frequently asked questions

Related guides

• Houses and Apartments for Rent in Kampala by Area
• Houses and Apartments for Rent in Uganda
• Rental Viewing Checklist for Tenants
• 2 Bedroom Houses and Apartments for Rent in Kampala
• Studio and One-Room Apartments for Rent in Kampala