How to Price Your Property in Kampala
Updated 3 November 2026 · Land & Property editorial team
Price your property from comparables, not hope. On Land & Property in November 2026, 14 houses asked from UGX 170 million to UGX 2 billion with a median of UGX 765 million, and the six sized apartments asked UGX 6.3 to 20 million per square metre. Those are asking prices, not sale prices. Adjust for location, size, title, condition and access, and check with a valuer.
- House asking prices
- UGX 170 million to 2 billion; median UGX 765 million (14 houses, Land & Property listings, Nov 2026)
- Apartment asking prices
- UGX 132 million to 5.5 billion; median UGX 1.3 billion (19 apartments, same snapshot)
- Apartment price per square metre
- UGX 6.3 to 20 million across the six apartments that state a size (same snapshot)
- Value used for stamp duty
- Set by the Chief Government Valuer and may differ from the price (URA)
How do I price my house?
Use three views and look for where they overlap: what similar homes nearby ask, what they actually sold for, and what a valuer says yours is worth. Asking prices are the easiest to find and the least reliable, because listers set them. Start with the table below, then adjust.
| Area | Homes in our snapshot | Asking range (UGX) |
|---|---|---|
| Kira (houses) | 7 | 170 million to 1 billion; median 680 million |
| Komamboga (houses) | 2 | 900 million each |
| Kyanja (houses) | 2 | 1.3 billion and 2 billion |
| Kisaasi, Gayaza, Entebbe (houses) | 1 each | 350 million, 480 million, 520 million |
| All houses | 14 | 170 million to 2 billion; median 765 million |
These come from Land & Property listings of 3 November 2026, in Kampala and Wakiso districts. A handful of listings per area is thin evidence, so also look at other sources and at homes you could actually have bought. Our valuation guide is property valuation. If the house is mortgaged, see Selling Property That Still Has a Mortgage.
What is the price per square metre?
Price per square metre helps most with apartments and is misleading for houses, where land and the plot's location carry much of the value. In the snapshot, 7 of the 33 houses and apartments state a size. For the six apartments that do, asking prices work out as follows.
| Size | Asking price | Per square metre |
|---|---|---|
| 95 sqm | UGX 600 million | about UGX 6.3 million |
| 180 sqm | UGX 1.35 billion | about UGX 7.5 million |
| 170 sqm | UGX 1.4 billion | about UGX 8.2 million |
| 200 sqm | UGX 1.75 billion | about UGX 8.8 million |
| 200 sqm | UGX 2.9 billion | UGX 14.5 million |
| 200 sqm | UGX 4 billion | UGX 20 million |
The one sized house, 150 sqm in Kisaasi, asks UGX 350 million, about UGX 2.3 million per square metre. The spread is wide because location, finish and building quality differ. Knight Frank wrote in September 2023 that recent three-bedroom condominiums in Kololo were asking US$380,000 to US$500,000, that apartments within 10 km of the CBD were asking US$100,000 to US$250,000 and were undersupplied, and that the Kololo prices looked speculative. That is an older, dollar-based view, so treat it as context.
Why do asking prices drift above sale prices?
We found no public record of Ugandan house sale prices to measure the gap, so we will not quote a percentage. Three things push asking prices up: sellers leave room to negotiate, they anchor on the best sale a neighbour heard about, and some listings are aspirational. Two things keep sale prices down: buyers check several homes, and banks lend against valuations.
The value that URA uses for stamp duty is not your price either. It is set by the Chief Government Valuer, who may value the property differently, and the buyer pays 1.5% of that value. Ask your buyer's advocate which value the deal will use. If your house has been listed for months, read Sell Land Fast or Hold Out for the Best Price?, which weighs a quick sale against a better price.
Which adjustments move the price?
- Location and access: a house on a tarmac road in Kyanja is not a house down a murram track.
- Title: state whether the title is mailo, freehold or leasehold. Of the 63 listings of all types that state a tenure, 57 are mailo, 4 freehold and 2 leasehold. A missing or contested title cuts the price.
- Size and condition: number of bedrooms, finish, roof, water and power. Say what is fixed and what is not.
- Compound and plot: a house on 25 decimals differs from one on 10.
- Tenants: a house with a tenancy in place may sell for less to an owner-occupier and more to an investor.
- Paperwork: missing occupation permit, rates arrears or service-charge debts push buyers to ask for a cut.
What should I do before I fix the price?
Ask a registered valuer for a written valuation, compare it with the ranges above, and choose an asking price you can defend with three comparable homes. Be ready to show them. Then list the house with true photos and the facts a buyer needs, and review the price after two to three weeks of enquiries, not after two to three months. Fewer calls than similar homes usually means the price, the photos or the description is off.
On Land & Property you can list your property free and List Your Land on Land & Property if you also have a plot. Selling a house with a tenant in place has its own rules, set out in Selling a House With Tenants in It. For the full route, return to the seller hub. All prices on this page are asking prices, as at November 2026, and not offers or valuations.
Frequently asked questions
How do I price my house?
Compare similar homes nearby, check what comparable homes sold for, and get a written valuation. Adjust for location, access, title, size, condition and paperwork. In our November 2026 listings, 14 houses asked from UGX 170 million to 2 billion, with a median of UGX 765 million.
Why is my house not selling?
Common causes are a price above comparable homes, poor photos, an unclear title or missing papers. Compare your asking price with similar listings and review it after two to three weeks of enquiries.
What is a normal price per square metre for an apartment?
In our snapshot, the six apartments that state a size ask from about UGX 6.3 million to UGX 20 million per square metre. These are asking prices and a thin sample, so use them as a rough guide only.
Is the asking price the sale price?
No. Listers set asking prices, and we found no public record of house sale prices to measure the gap. URA also values property for stamp duty through the Chief Government Valuer, which may differ from the price.
Sources
- Land & Property listings snapshot, 3 November 2026 (93 published listings), Land & Property (accessed 2026-11)
- What are the latest trends shaping Kampala's residential property sector (16 Sep 2023), Knight Frank Uganda (accessed 2026-11)
- 10 facts on the TIN requirement for land transactions above UGX 10 million, Uganda Revenue Authority (accessed 2026-11)
- Land Act, Chapter 227 (legislation as at 2 July 2000), sections 29, 31, 34, 35, 36 and 39, Uganda Legal Information Institute (ULII) (accessed 2026-11)