Selling Farmland in Uganda: Price, Papers, Buyers

How do I sell my farm?

Follow five steps. First, confirm what you can sell: your title, the boundaries and who lives or farms on the land. Second, price per acre against live comparables. Third, gather the paper: title, search report, survey, TIN and any consents. Fourth, show the farm properly with a boundary walk and photos. Fifth, negotiate and complete through an advocate. This page covers the farm-specific parts. For the general sequence, see How to Sell Land in Uganda. If the farm has been listed for months, read why is my land not selling.

The big difference from selling a plot is that a farm is sold by the acre, and buyers judge soil, water, access and occupants, not just location.

What price per acre can I ask?

Use our own data, not a rumour. On 3 November 2026 we had 39 farmland listings, all priced per acre. One was a 30-acre lakeshore block priced at UGX 550 million in total, so we left it out as it is not comparable. The other 38 asked between UGX 5.8 million and UGX 40 million an acre, with a median of UGX 13 million. Twenty-seven of the 38 asked UGX 15 million or less.

These are asking prices, not sale prices, so they show where sellers hope to land, not what buyers paid. The pattern is useful: smaller blocks and land nearer Kampala or on tarmac ask more per acre, and very large blocks ask less. Compare like with like on distance to tarmac, tenure, water and size. See farmland near Kampala for the closer-in end of the market, and browse farmland listings to compare live.

Which papers and tenure issues matter on a farm?

Rural land often has more than one interest on it. Check these before you list.

• Tenure. In our listings 27 of 39 farms are recorded as mailo, one as leasehold and one as freehold. On mailo land there may be occupants with rights, so ask your advocate.
• Tenants by occupancy. The Land Act (Cap. 236, as at 31 December 2023) section 36(3) says an owner who wishes to sell the reversionary interest must give the first option of buying it to the tenant by occupancy, on a willing buyer, willing seller basis. Section 35(9) says certain dealings by the tenant without the owner's consent do not pass an interest.
• Bona fide and lawful occupants. Section 29 defines who counts. If someone lives or farms on the land with the owner's consent, treat them as a party to the sale, not a surprise.
• Family land. Section 40 says no one may sell, or contract to sell, family land without the prior consent of the spouse. A purchaser in good faith without notice may recover money paid, but the sale is void.
• Tax number. URA says buyer and seller each need a TIN where land is worth UGX 10 million or more. A farm of any real size will clear that.

This is general information, not legal advice. For disputes about occupants, speak to an advocate before you advertise.

Who buys farmland in Uganda?

Five groups buy, and each cares about different things.

• Commercial farmers want soil, water and room for crops or livestock.
• Investors and land bankers want a clean title and a price per acre below market. Large blocks suit them, so see Selling a Large Land Parcel to Serious Buyers.
• Diaspora buyers want a family farm or retirement plot and need video and an advocate. They also need clear tenure, which matters if they hold a foreign passport. See Selling Land to a Foreign Buyer.
• Lifestyle and weekend buyers near Kampala want access and a view.
• Neighbouring farmers who want to expand, who often pay quickly if the boundary is clear.

Write the listing for the buyer you want. A cattle buyer cares about water and fencing. A crop buyer asks about soil and rain. A land banker asks about tenure and survey.

How do I photograph and show a farm?

Buyers rarely visit before they are interested, so the photos must do the first visit. Shoot in the morning or late afternoon, and take these:

• The entrance and the road, with a vehicle in the shot to show it can pass.
• Wide views from the highest point, so the size reads clearly.
• Each boundary corner or marker, and the neighbour's side.
• Water: a stream, borehole, swamp edge or the nearest source, with a note on the distance.
• Soil: a hand holding the soil, and the crops or grass that grow now.
• Any structures, fences, trees or wells that add value.

Add a short video walk of the boundary with a landmark at the start. Use the listing text to say the acreage, the tenure, who occupies the land, and the distance to the nearest tarmac and trading centre. Then list your land free.

What do I do on the day an offer arrives?

Do not rush. Ask for the buyer's identity, TIN and source of funds. Agree the price per acre and the total in writing, and say whether the acreage will be confirmed by a survey. Have your own advocate draft or check the agreement, not the buyer's agent. Take payment into your own account or your advocate's client account, and release the transfer only after funds have cleared. If the farm is very large, package it for serious buyers before you negotiate.

Listings available now

Live from Land & Property on 4 November 2026. Prices are the sellers' asking prices.

• 470 acres in Kikyusa Kamira at Ugx10m per acre Kamira, Luwero · Farmland UGX 10,000,000 per acre
• 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
• 215 acres in Nakitoma Nakasongola at Ugx7m per acre Nakitoma, Nakasongola · Farmland UGX 7,000,000 per acre
• 350 acres in Migyeera Nakasongola at Ugx7m per acre Migyera, Nakasongola · Farmland UGX 7,000,000 per acre

Frequently asked questions

Related guides

• Sell Your Land, House or Forest in Uganda
• How to Sell Land in Uganda: Step by Step
• Selling a Large Land Parcel to Serious Buyers
• Farmland Near Kampala: Distance vs Price
• Why Your Land Is Not Selling: 12 Checks
• List Your Land on Land & Property