Top 10 High-Income Apartment Blocks for Sale in Kampala ($600K–$1.5M Range)
Looking to invest between $600,000 and $1.5 million in Kampala real estate?
Discover 10 of Kampala’s most lucrative apartment investment opportunities, each generating between $66,000 and $132,000 in annual rental income. Priced from $600,000 to $1.5 million, these properties are strategically located in high-demand residential hubs and are fully tenant-ready. Ideal for both local and diaspora investors, they combine reliable cash flow with strong appreciation potential. As Kampala’s real estate market continues to expand, these apartments represent a rare chance to secure high-yield assets with long-term wealth-building upside.
Beyond this list, additional options are available upon request to suit diverse investment portfolios.
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Whether you’re a portfolio investor or a first-time buyer eyeing rental cashflow and long-term value, these properties are curated for ROI — and are just a sample of what’s available (ask us for more off-market deals).
1. Naalya Residence — Smart Yield in a Growing Suburb
- Price: $1.5M
- Revenue: $125,000/year
- Units: 16 (3-bedroom)
- Yield: ~8.3%
- Land Size: 50 decimals
Why it stands out: Naalya’s growth as a middle-class enclave near major bypasses and malls makes it a consistent rental performer. Upside lies in premium renovations and appealing to NGOs or long-term corporate lets.
2. Lubaga — Versatile Unit Mix, Historic Location
- Price: $1.5M
- Revenue: $132,000/year
- Units: 25 (studios, 2 & 3-beds)
- Yield: ~8.8%
Why it stands out: The mix of units attracts a wide tenant pool — from solo renters to families. Near Lubaga Cathedral and overlooking the city, this location blends heritage appeal with urban access.
3. Munyonyo — Premium Address, Premium Returns
- Price: $1M
- Revenue: $130,000/year
- Units: 15
- Yield: 13%
- Land Size: 25 decimals
Why it stands out: Munyonyo is synonymous with affluence. High-end expat rentals and short-stay potential near the lake and luxury resorts make this a blue-chip play.
4. Bunga — Strong Cashflow in a Rising Hub
- Price: $880K
- Revenue: $105,000/year
- Yield: ~11.9%
- Land Size: 30 decimals
Why it stands out: With a mix of 2 & 3-bed units, Bunga is ideal for mid-to-upper income families. Proximity to Ggaba Road and Lake Victoria increases long-term appreciation.
5. Kiwatule — Stable Performer in an Accessible Locale
- Price: $1.1M
- Revenue: $98,650/year
- Units: 20
- Yield: ~9%
- Land Size: 50 decimals
Why it stands out: Kiwatule’s connection to the Northern Bypass ensures demand from professionals commuting across the city. High occupancy + low turnover = investor confidence.
6. Luzira — Turnkey Bulk Buy
- Price: $1M
- Revenue: $100,000/year
- Units: 26 (2-bedrooms)
- Yield: 10%
- Land Size: 65 decimals
Why it stands out: Less talked-about, Kuzira is emerging quietly. 26 uniform units make for streamlined management and operational scaling, ideal for REITs or yield investors.
7. Muyenga — Boutique Block with Premium Upside
- Price: $685K
- Revenue: $75,000/year
- Units: 12
- Yield: ~10.9%
Why it stands out: Muyenga’s reputation as a high-income neighborhood makes this compact block perfect for short-term furnished leasing or Airbnb. Upside lies in upgrading finishes and rent repositioning.
8. Bunga — Compact Asset, Steady Returns
- Price: $600K
- Revenue: $66,000/year
- Units: 12 (1 & 2-bedrooms)
- Yield: 11%
Why it stands out: Perfect entry point for first-time institutional buyers. With ongoing developments in Bunga, this block will appreciate quickly with modest upgrades and rebranding.
9. Kyanja — Affordable Units, High Occupancy
- Price: $795K
- Revenue: $88,700/year
- Units: 18 (1-bedrooms)
- Yield: ~11.2%
Why it stands out: Kyanja is booming due to infrastructure and middle-income demand. 1-bedroom units = lower maintenance + consistent rent turnover. This is a modern cashflow play.
10. Ggaba Road — Strategic Urban Corridor
- Price: $658K
- Revenue: $74,000/year
- Units: 16 (1-bedrooms)
- Yield: ~11.2%
- Land Size: 23 decimals
Why it stands out: Ggaba Road is a critical artery in Kampala. This block benefits from proximity to schools, hospitals, and key transit — perfect for young professionals and students.
Investor Insight: ROI Strategies That Work
To maximize long-term returns across any of these assets:
- Upgrade selectively (Wi-Fi, security, solar, modern finishes) to justify 10–15% higher rents.
- Explore short-term stays in Munyonyo, Muyenga, and Bunga for seasonal yield spikes.
- Use local property management with digital payment and reporting systems to reduce tenant turnover.
- Refinance after 2–3 years of solid cash flow and redeploy equity into second assets — compounding your portfolio growth.
Each of these apartment blocks represents more than just a building — they’re revenue engines in neighborhoods poised for growth. With annual revenues ranging from $66K to $132K and yield potential of 8–13%, they’re ideal picks for local and diaspora investors serious about building real estate wealth in Kampala.
Want access to off-market deals or help structuring your acquisition strategy? Contact us directly — we advise and broker for high-net-worth clients and institutional investors across Sub-Saharan Africa.
Investment Strategies for Long-Term Wealth Accumulation
- Diversification: Investing in properties across different neighborhoods mitigates location-specific risks and taps into varied tenant demographics.
- Value Addition: Upgrading units with modern fittings, energy-efficient systems, and offering furnished options can justify higher rental rates and attract quality tenants.
- Professional Management: Engaging reputable property management firms ensures efficient operations, timely maintenance, and tenant satisfaction, leading to reduced vacancies and consistent income.
- Market Analysis: Regularly assessing market trends helps in adjusting rental rates competitively and identifying opportunities for portfolio expansion or consolidation.
By adopting these strategies and carefully selecting properties with strong income potential and growth prospects, investors can build a robust real estate portfolio in Kampala, ensuring sustainable wealth accumulation over time.
For more upscale real estate inquiries on commercial and residential properties for sale, reach out to us.
