Property Management in Uganda: Services, Fees, Choosing

What does a property manager do in Uganda?

A manager acts for the owner in the day-to-day running of a rented home or block. The Landlord and Tenant Act, 2022 (Act 9 of 2022) lists what an agent may do for a landlord in section 49(3): marketing the premises, drawing up tenancy agreements, collecting rent, arranging repairs and maintenance, and managing and maintaining common areas. Section 2 defines "landlord" to include the landlord's duly authorised agent, so what a manager does can be treated as what the owner does. In practice a manager does five jobs:

1. Finds and screens tenants. The Act says a landlord shall not sign with an individual who has not shown a national ID, alien's ID or other identification document (section 3(5)). See How to Find and Screen Good Tenants in Uganda.
2. Prepares the tenancy agreement and gives the tenant a copy at once (sections 3 and 5).
3. Collects rent and the deposit and issues written receipts (sections 25 and 30).
4. Arranges repairs, which are the landlord's duty (sections 6 and 7), and inspects the property.
5. Reports to the owner, in money, on a fixed date.

A manager does not take over your legal or tax duties. Tax on the rent stays with the owner: URA's 2022 guidance says an individual pays 12% on gross rent above UGX 2,820,000 a year, with no expense deduction. See Tax on Rental Income in Uganda.

How much do property managers charge in Uganda?

There is no published rate card from a regulator or industry body that we could open, so we do not state a market price as fact. One Kampala investor guide, last updated on 21 September 2026, says management fees are often 8% to 12% of rent if you use an agent, and calls them the largest single cost of owning a rental. It also advises budgeting one to two empty months a year and says gross yields of 6% to 8% fall to net yields of 3% to 5% after costs. That is one guide's view and not an official survey, so use it only as a starting point. Ask for at least three written quotes. Our page What a Property Manager Does and Charges goes deeper into fee structures.

Fees are built from parts. Ask each manager to price the parts separately:

Check tax too. URA's agents page says a resident payer of management or professional fees to a resident real estate agent must withhold 6% of the gross amount, and credit is given against the agent's final tax. The page does not say whether this applies to every commission, so ask URA or an accountant. A landlord may also pass management costs to tenants as a service fee under section 46 of the Act, but only as the Act allows.

Which is better: full management, tenant-find only or doing it yourself?

It depends on distance, time and the number of units. Compare the three routes on what you give up and what you keep.

If you choose self-management, the Landlord Access Plan: Pay Monthly, List and Collect Rent gives a monthly route to list and collect without a share of rent. Rent collection with your own account is explained in Collect Rent Online in Uganda With Pesapal or Flutterwave. To advertise a unit yourself, list your rental.

What must a management contract say?

Section 49(2) of the Act says that when a landlord appoints an agent, the particulars and the scope of the appointment must be in writing and made available to the tenant. Build the contract from that. A sound contract:

• Names the property by plot, block and address, and lists the duties that are included and the ones that cost extra.
• States the fee, whether it applies to rent collected or rent due, and when it is deducted.
• Sets a remittance date. Rent should reach you on a fixed day each month, with a statement showing rent due, rent received, costs and balance.
• Sets a repair limit in UGX above which the manager needs your written approval, except in an emergency.
• Says who holds the deposit and where. The Act allows one deposit of no more than one month's rent (section 30(2)) and requires a written receipt (section 30(5)).
• Says whether the manager may sign tenancies or give notices. The landlord carries the risk of unlawful eviction under section 45.
• Sets the term, the notice to end it, and what the manager must hand back: keys, files, tenant details, receipts and any money held.

The Act lets the Minister make regulations to regulate the use and licensing of agents in landlord and tenant matters (section 51(2)). Whether a licence is needed today is covered on Is a Real Estate Agent Licence Required in Uganda?. Ask any manager for registration documents, as URA's landlord page says companies register with the Uganda Registration Services Bureau and every business registers with URA for tax.

Can a manager evict my tenant?

A manager can serve a lawful notice if the contract gives that authority, but cannot throw a tenant out. The Act forbids evicting a tenant, or trying to compel a tenant to leave, except as the Act or the tenancy agreement allows (section 45(1)). After a valid notice, if the tenant stays, the landlord may re-enter and take possession only in the presence of area local council officials and the police (section 43). For rent that is more than 30 days in default, section 29 allows re-entry in the same way. The remedy for unlawful eviction is relief from a court or the equivalent of three months' rent, plus compensation for damages (section 45(2) and (3)). Because a "landlord" includes the authorised agent (section 2), a careless manager can expose you to that claim. Keep eviction decisions in your own hands and read Landlord and Tenant Act 2022: Plain-English Guide.

How do I choose a manager if I live abroad?

Treat the choice as a risk test. Do these checks before you hand over keys:

1. Ask for registration papers, and confirm the business is registered with URA. URA's agents page says to register the company with the Uganda Registration Services Bureau, tax with URA and a trading licence with the local council.
2. Visit the office or ask a trusted person to. A manager with no fixed place of work is a warning sign.
3. Ask for the contact details of two or three owners the manager works for, and call them yourself.
4. Have rent paid into an account in your name, not into the manager's personal account. Section 21(4) of the Act already requires landlords of business premises in a city or municipality to give a bank account for rent.
5. Require a receipt for every payment (section 25) and monthly statements that match your bank record line by line.
6. Start with one unit for a trial period with short notice to leave.

Our full set of controls is in Managing Uganda Property From Abroad, and the landlord route is in Landlord Guide for Uganda: Law, Tax and Rent Collection. Land & Property checks every agent who lists with us using a National ID and live selfie before a Verified badge, but that does not replace your own checks on someone who will hold your rent. Rentals live on Houses and Apartments for Rent in Uganda. As of November 2026, this is general information, not legal advice.

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

• Landlord Guide for Uganda: Law, Tax and Rent Collection
• What a Property Manager Does and Charges
• Managing Uganda Property From Abroad
• Is a Real Estate Agent Licence Required in Uganda?
• Landlord Access Plan: Pay Monthly, List and Collect Rent
• Collect Rent Online in Uganda With Pesapal or Flutterwave