How overseas buyers buy property in Uganda

What to know first

• Real GDP growth accelerating: 4.6% (2022) → 5.3% (2023) → 6.1% (2024) → 6.7% (2025), with medium-term growth toward 8% projected by the Uganda Investment Authority — among the fastest-growing economies in East Africa
• Foreigners (individuals and foreign-controlled companies) cannot hold freehold or Mailo land — Land Act, Section 40 — but can acquire leasehold titles up to 99 years, registrable with a certificate of title and usable as loan collateral
• Inflation well-contained at 3.2% (Jan 2026), within the Bank of Uganda's 5% medium-term target
• Entebbe (Lake Victoria shoreline) and Kampala's Kololo/Naguru districts are the concentrated zones for new international-branded residential development
• Reportage is currently the most active international developer building in Uganda on PropSentral, with projects in Entebbe and Kampala

The general process

1. Confirm what foreigners may own in Uganda and in which areas.
2. Set your budget in UGX, including taxes, fees and currency costs.
3. Shortlist areas and check the developer or seller.
4. Appoint an independent local lawyer before paying anything substantial.
5. Reserve, sign the contract, and pay through the approved channel.
6. Complete registration, and take tax advice in both countries on any rent or sale.

The exact steps and order differ by country and by project.

Financing for foreign buyers

Maximum loan to value

50–70% for strong resident borrowers; materially lower (or unavailable) for non-residents without local income or a valid residence/work permit

Typical rate

UGX-denominated loans typically 18–24% p.a. for foreign buyers; USD-denominated loans around 9% where available

Notes

Most foreign buyers purchase in cash or via extended developer instalment plans rather than local mortgage financing. Stanbic, Absa and NCBA Uganda are the banks most commonly cited as foreigner-friendly for mortgage applications

Residency through property

Programme

Standard work/residence permit — no dedicated golden-visa-style investment-residency program identified

Timeframe

Renewable, tied to permit validity

Taxes and running costs

Income tax on rent

12% on annual gross rental income above UGX 2,820,000 for individual landlords (30% for corporate landlords)

Capital gains tax

30% on capital gains from a property sale; a 15% withholding tax applies when a resident purchases from a non-resident seller

Transfer tax or fees

Stamp duty of 0.5–2% of transaction value

Area guides in Uganda