Studio and One-Room Apartments for Rent in Kampala
Updated 3 November 2026 · Land & Property editorial team
A studio is a one-room flat with its own kitchen area and bathroom, a self-contained room has a private toilet and shower, and single and double rooms are usually basic rooms, often with shared facilities. As of June 2026, a published guide puts Kampala studios at UGX 400,000 to 1.2 million a month, averaging about UGX 750,000. Rooms were not priced by that guide.
- Studio rent, Kampala, June 2026
- UGX 400,000 to 1.2 million; average about UGX 750,000 (source 1)
- 1-bedroom rent, Kampala, June 2026
- UGX 600,000 to 2 million (source 1)
- Furnished premium
- Typically adds UGX 300,000 to 1.2 million a month (source 1)
- Advance rent and deposit limits
- Up to 3 months in advance (s.24); deposit up to 1 month (s.30) (source 2)
What is the difference between a studio, a self-contained room and a single or double room?
These words come from adverts, not from the law. The Landlord and Tenant Act, 2022 does not define a studio or a self-contained room; it speaks only of business or residential premises (source 2). So the meaning depends on the landlord, and you must check the layout on a visit. The table shows how the terms are normally used, and what to check for each.
| Format | Usual layout | Toilet and bath | What to confirm |
|---|---|---|---|
| Studio | One open room with a cooking area | Private bathroom | Ventilation for cooking, meter and water source |
| Self-contained room | One room, often no kitchen | Private toilet and shower inside | Where you can cook, and who else uses the compound |
| Single room | One small room | Often shared | Number of households sharing the toilet |
| Double room | Two rooms, or one larger room, sometimes with a sitting space | Often shared, sometimes private | Whether the two rooms are internal and lockable |
The African Vestor separates proper self-contained studio apartments from informal bedsitters in its price analysis, because the two behave differently, and says very cheap informal rooms can distort apartment averages (source 1). That is a good reason not to compare a room advert with a studio advert without reading the details.
How much does each format cost in Kampala?
Only studios have a dated, sourced range. As of June 2026, The African Vestor puts studio apartments at UGX 400,000 to 1.2 million a month, with an average of about UGX 750,000, and 1-bedroom apartments at UGX 600,000 to 2 million, averaging about UGX 1.3 million. Those are asking rents from listing portals, not signed rents (source 1).
| Unit | Monthly rent, June 2026 | Source status |
|---|---|---|
| Studio apartment | UGX 400,000 to 1.2 million | Dated and sourced |
| 1-bedroom apartment | UGX 600,000 to 2 million | Dated and sourced |
| Self-contained room | No dated source found | We give no figure |
| Single or double room | No dated source found | We give no figure |
We did not find a source for room rents that we could open and date, so we do not quote any, and Land & Property has no rentals with a monthly rent in its 3 November 2026 snapshot, which holds sale listings only. A furnished unit typically adds UGX 300,000 to 1.2 million a month to the rent (source 1). A studio is not always cheaper than a 1-bedroom, because a new furnished studio in a good area can cost more than an older 1-bedroom further out. Compare per month and per square metre, and see the larger units at 1 Bedroom Houses and Apartments for Rent in Kampala and 2 Bedroom Houses and Apartments for Rent in Kampala.
Who rents the smallest units, and where?
Small units attract single tenants, students and young workers. Knight Frank reports that developers have launched smaller one- and two-bedroom products, and that studio and one-bedroom units priced between about US$80,000 and US$170,000 were the strongest sellers in prime areas in the second half of 2025, mostly bought by Ugandans for investment, particularly short-let use (source 3). So a part of the studio stock you see is owned by investors who may let it by the night.
On location, the sources we opened say the cheaper 1-bedroom areas are Kisaasi, Kyanja, Naalya, Najjera and parts of Makindye, while Ntinda, Bukoto and Kisaasi lead for young professionals (source 1). We could not confirm which streets are common for single and double rooms, such as those near Wandegeya, Makerere, Kabalagala or Kireka, so we leave that out; walk the area and ask. Students looking for beds should read Student Hostels Near Universities: Buy or Build, and anyone near the airport can see Apartments and Houses for Rent in Entebbe.
Who pays for water and power in a small unit?
For unfurnished long lets The African Vestor says tenants usually pay their own electricity, water consumption and internet, while landlords handle shared services such as security, cleaning and garbage collection through the rent or a service charge. In furnished or serviced units, landlords may also cover backup power or internet (source 1). We found no source on how prepaid meters are used in small units, so ask these questions before you pay:
- Does the unit have its own power meter, or does it draw from the landlord's meter at a set monthly amount?
- Is water from a tap on the compound, a shared tank or a metered line?
- Is there a monthly service fee for security or garbage, and what is the amount?
Section 46 of the Act allows a landlord to charge a service fee for extras such as security, conservancy and sanitation, which may vary with the real cost (source 2). Put the answers in writing in the tenancy agreement so that a later bill is not a surprise.
What deposit and advance rent apply to small units?
The same limits apply as for any home, as at November 2026. Section 24 of the Landlord and Tenant Act, 2022 says a landlord may not require more than three months' rent in advance on a tenancy of more than one month, or more than two weeks in advance on a tenancy of less than a month, unless the tenant and landlord mutually agree otherwise. Section 30 says a landlord may not require more than one security deposit, and it may not exceed one month's rent (source 2).
Take a written receipt for everything you pay. Read the detail in How Much Deposit Can a Landlord Charge in Uganda? and Rent in Advance: How Many Months Can a Landlord Ask?. Brokers are another cost. A Nymy Net guide of July 2024 says broker fees can reach up to 22 percent of a month's rent on properties below UGX 350,000, so agree any fee before you view the room (source 4).
Can I list a studio or a room with Land & Property?
Yes. If you own a studio, rooms or a muzigo block, you can list your rental with clear photos, the rent, the deposit and what is included. You can also list an Airbnb-style stay: guests book through Land & Property, and we pay the owner after taking a percentage, as at November 2026. Knight Frank notes that landlords are shifting from long leases towards furnished short stays in response to weaker long-let occupancy (source 5).
For a tenant, the guide to Houses and Apartments for Rent in Kampala by Area and the national page Houses and Apartments for Rent in Uganda list the main areas. If you are looking for lakeside or airport-side living, Apartments and Houses for Rent in Lubowa, Entebbe Road compares that side of town.
Frequently asked questions
What is a self-contained room?
A self-contained room is normally one room with its own private toilet and shower, as against a room where the toilet is shared. The law does not define it, so confirm the layout and who shares the compound on a viewing before you pay.
How much is a single room in Kampala?
We found no dated, sourced figure for single rooms, so we give none. The only dated range we could open is for studio apartments, at UGX 400,000 to 1.2 million a month as of June 2026. Ask for several current prices in the area you want.
Is a studio cheaper than a 1 bedroom?
Usually, but not always. As of June 2026, studios average about UGX 750,000 and 1-bedrooms about UGX 1.3 million in Kampala. A new furnished studio in a prime area can cost more than an older 1-bedroom further out.
How much advance rent can a landlord ask for a small unit?
No more than three months in advance on a tenancy of more than one month, unless you both agree to more (section 24 of the Landlord and Tenant Act, 2022). The security deposit is capped at one month's rent under section 30. Ask for receipts.
Who pays the electricity and water in a studio?
In unfurnished long lets, tenants usually pay their own electricity, water and internet, while the landlord covers shared services through the rent or a service fee. Check whether the unit has its own meter and put the answer in the agreement.
Sources
- Kampala rents 2026: what apartments and houses cost by area, The African Vestor (accessed 2026-11)
- Landlord and Tenant Act, 2022 (Act 9 of 2022), sections 24, 30 and 46, ULII (Uganda Legal Information Institute) (accessed 2026-11)
- Kampala Property Market Performance Review H2 2025, Knight Frank Uganda (accessed 2026-11)
- How to Find Good Houses for Rent in Kampala Uganda: Insider Tips (2 July 2024), Nymy Net (accessed 2026-11)
- Kampala Short-Term Rental Market Report 2026, Knight Frank Uganda (accessed 2026-11)