Buying property in Uganda can be a complex process, but it can be a rewarding investment with the right guidance. Uganda, located in East Africa, has a growing economy and a stable political environment, making it an attractive destination for investors. The country offers a wide range of real estate options, from residential to commercial properties, with varying prices depending on the location and type of property. Large billboards advertising newly furnished homes in Kampala are a common sight. These homes include condominiums, high-rise apartments, and two and three-bedroom houses for sale in exclusive suburbs and virgin areas outside the city. Due to the increased number of real estate developers in Uganda, the industry has become highly competitive and commercialized, with some developers breaking engineering rules to meet their commercial interests. It is important to be careful when buying a house in this market.
1. Use an experienced Real Estate Agent.
One good way to start looking for a house in your area is by checking online resources such as luxury properties Uganda. This can help you determine if your budget and must-haves are reasonable based on available properties. It’s also a good time to consider whether you want to hire a real estate agent. Working with an agent can offer benefits such as access to more options and help setting up home viewings. Since home buying can be emotional, an agent can mediate between you and the seller.
Some property agents charge a cost to help you scout for houses, and the cost may vary from one agent to another.
According to Dereck Tuhairwe, a property manager at Elite Crete, buyers should negotiate a fixed search fee with brokers to prevent being charged for every property they visit and decline. Tuhairwe recommends this approach as it ensures that the agent will not waste the buyer’s time by showing them unsuitable properties.
2. Make inquiries
Tuhairwe recommends asking how long the property has been vacant and why, especially if it was previously occupied by someone else. They also suggest speaking to neighbours to find out if there are any issues with the property and if anyone else is interested in it. Additionally, Tuhairwe advises that if the property has been recently painted, it may be an attempt to conceal something around it.
3. Supporting documents
Civil engineer Ronald Atwine suggests that a buyer should ask a real estate company to provide several important documents before making an initial deposit. These documents include an approved survey report that clearly indicates plot demarcations, a valid land title from the Lands Registry, approved soil test results (especially for homes built on raised land like hills), approved architectural and structural drawings showing the home’s land and size, and approved electro-mechanical drawings outlining the electrical wiring of the house.
4. Impact assessment
If the land is located in a forest or swamp area, you may need to obtain an approved environmental impact assessment report from the National Environmental Management Authority (NEMA). The required documents must be signed and stamped by authorized individuals such as the Ministry of Lands, district engineer or other registered and approved engineers, and NEMA.
5. Inspections and tests
According to Tuhairwe, in Uganda, some houses have damp walls with high moisture, causing paint to peel. A moisture measurer can be used to check for high wall moisture levels. A professional engineer typically does this. If the moisture level is high, it may mean poor foundation waterproofing. In such cases, discussing how to address the issue with the seller is recommended.
Additionally, one can choose to engage the services of an independent engineer or architect who is registered to conduct quality tests on the house, including assessing the quality of the concrete. According to Joseph Kwolekya, a civil engineer at Baruga Technical Services, experienced engineers use tapping and listening to the sound of the concrete to determine its quality. A hollow sound indicates poor workmanship and the use of fewer materials, while good concrete sounds compact.
According to Emmanuel Alinaitwe from Aircool Plus engineering company, it is important to maintain your house is plumbing system. He suggests being cautious about the type of pipes and manufacturer used and ensuring that water can flow smoothly through them.
6. Sock pit placement
According to him, the proper placement of the sock pit and septic tank is either sideways or behind the house, not near or in front of it. If the sock pit is located in front of the living room, it should be well-covered. The septic tank must be positioned to allow a vehicle to easily access it and remove all the waste if the sock pit is full. Additionally, it should be easy to inspect.
7. Electric appliances
Electric appliances should only be purchased from authentic manufacturers or approved distributors. A certified electrician must also handle any wiring connections within walls and be documented as proof. This precaution is necessary as incorrect wiring can lead to a safety hazard, particularly for children who may accidentally unplug the wires. For safety reasons, the electrical sockets and water pipes need to be installed parallel or in separate areas of the house. Additionally, when designing the layout of the rooms, it’s recommended that the sockets be placed at a distance from the beds in all bedrooms.
8. Standard measurements
A standard house should include a master bedroom, two bedrooms for females and males, a visitors’ room, a kitchen, a dining room, a living room, an indoor bathroom, a toilet, and a balcony. To ensure a spacious and comfortable living space, all of these rooms must be built according to standard measurements. As for standard measurements, staircases should be between 50m to 170m to accommodate people of all ages. The dining room can be either 2.5x3m or 3x3m, while non-self-contained bedrooms should be 3x3m, and self-contained bedrooms with a bathroom, toilet, and wardrobe should be 4.5x3m. The living room should be 3.5/4x4m, and a fully furnished kitchen with heaters and a sink should measure 3.5x3m.
The house has a standard height of 2.8m from floor to ceiling, a balcony that is 1.5m in size, and a bathroom that measures 1.2m x 2m. Alinaitwe requires a parking area for at least three vehicles. For safety reasons, electric sockets should be placed at a minimum height of 300mm from the floor to prevent water accidents. Note that measurements are subject to slight variation depending on the house type.
9. Interior beauty
According to Tahia Nassejje, a property manager at Betasky Property Management, if you plan on buying a house through a mortgage, it’s important to hire an interior designer before making a down payment. The interior finishing of a house is crucial, and a professional designer can effectively evaluate the bathroom, kitchen, bedrooms, and other utilities in the house for any potential issues.
Nassejje suggests that if a man is buying a house, he could ask his wife or sister to inspect the interior since women tend to have a better sense of colour than men.
10. Size of family
It’s important to consider the size of your family when buying a house. The house should fit properly on the plot of land and have enough space for children’s play area, family gatherings, parties, and parking. She recommends buying a condominium as it typically has large compounds for children to play with. However, be prepared to cover the costs of maintaining communal spaces. If you’re buying a condo, it’s essential to consider the cost of security and communal services. Since most people can’t pay in full, you must be comfortable with the payment plan. Keep in mind that communal utilities like cleaning and security must also be paid for, so make sure you can agree on payment with your neighbours.
Other important factors to consider are the location’s proximity to social and economic services, the size of your family, the distance to your workplace, and the level of noise pollution.
11. Gutters and drainage channels
Emmanuel Alinaitwe, from Aircool Plus engineering company, advises that before buying property in Uganda, check the gutters and the drainage channels that allow the outflow of rain and wastewater. The electrical system must feature an easily accessible main switch situated in an open location to allow access for all individuals in the house. Additionally, circuit breakers are necessary if the house uses heavy appliances, and not more than 9-watt bulbs should be installed.
12. Verify the title
To ensure the property you are buying is legitimate, check if the seller has the right to sell it and if there are any limitations on the property. The first step is to examine the title deed and approved plans. You can get a property search report from the land district offices to check if the land belongs to the seller and if they have the full right to sell it. To ensure that the property is the correct size and location, it is recommended to have a trustworthy lawyer examine the original deed and hire your own surveyor. This will help confirm that the land being shown to you by the agency is valid and accurately reflects the property you intend to purchase.
How much does a good house cost in Uganda?
The cost of a good house in Uganda can vary greatly depending on various factors such as location, size, type of building materials, and the level of finishing. Generally, the cost of a decent house in Uganda can range from UGX 50 million to UGX 500 million or more.
For example, a small, simple two-bedroom house in a rural area can cost around UGX 50 million, while a larger, more luxurious home in a prime urban area can cost UGX 500 million or more. The average cost of a decent house in Kampala, the capital city of Uganda, is around UGX 200 million to UGX 300 million. It’s important to note that these prices are just estimates and can vary depending on many factors. It’s always a good idea to do your own research and consult with real estate professionals to better understand Uganda’s current housing market.
