Once upon a time, a developer could purchase a sizeable piece of land on the outskirts of Kampala for under UGX 20 million and build ten modest homes. Today, that same parcel in places like Gayaza, Sonde, or Kira can go for upwards of UGX 80 million, bare and unserviced.

This land inflation forces developers to either build fewer units (which limits scale) or push the selling price higher. Either way, the affordability goal takes a direct hit.

Question for reflection: If the cost of the land alone eats into more than 30% of your projected selling price, is it still possible to deliver a "low-cost" home?

Affordable housing isn't just about lowering profit margins, it's about drastically cutting costs. But cement, steel, sand, and transportation are all priced the same whether you're building a mansion or a bedsitter.

A developer interviewed during a 2024 Real Estate Database (RED) survey revealed that it cost them UGX 65 million to construct a basic 2-bedroom house in Mukono, excluding land. Selling that unit for UGX 70 million would yield a net profit of UGX 5 million, before taxes, marketing, and overheads. It's hardly sustainable.

Compare that to an upscale home in Lubowa selling at UGX 650 million, with a 25% margin. The math speaks for itself.

Banks in Uganda are reluctant to offer long-term low-interest mortgages to the average working-class Ugandan. Even SACCOs and microfinance institutions rarely stretch beyond short-term personal loans. And yet, the average Ugandan earns between UGX 500,000 to UGX 1 million per month, making traditional mortgages inaccessible.

So even if developers manage to construct and price low-cost houses, who will buy them?

One developer shared the story of a completed affordable estate near Kakiri that remained unsold for two years, not due to poor location or bad design, but simply because the target buyers had no access to funding.

Ask yourself: Is there such a thing as affordable housing without affordable financing?

Affordable homes are usually built on the urban periphery where land is cheaper. But these locations come with another cost: roads, water, electricity, and sewage systems are often non-existent or prohibitively expensive to install.

A group of private developers under the Uganda Developers Association recently complained that they spent UGX 1.2 billion laying power and road access to a "low-income" estate. That cost had to be passed on to buyers, effectively pushing the homes out of the affordable range.

Despite numerous policy statements and white papers, Uganda still lacks strong policy frameworks and tax incentives for developers focused on affordable housing.

VAT on construction materials remains high. There are no import duty waivers on building technology tailored for low-cost units. And the National Housing Fund, proposed over a decade ago, is still not functional.

Without public-private partnerships or direct subsidies, developers are left to fend for themselves.

No One Wants To Build Affordable Housing.

Everyone wants affordable housing, but no one wants to build it. Developers are not charities. They follow the money. And in Uganda's current housing market, the money simply isn't in low-cost homes.

Profit margins disappear faster than the promise of housing for all. Banks aren't making it any easier either. With mortgages out of reach for the majority of Ugandans, even a well-priced unit has no buyer unless it's backed by cash or an informal payment plan.

Some Developers Have Learned The Hard Way.

Mukono Affordable Housing Project: A real estate investor in Mukono learned this the hard way. Hoping to serve boda riders and civil servants, he launched a project with units priced at UGX 45 million, affordable by design, with flexible payment terms. But then came the hidden costs: building road access, installing water tanks, providing basic security.

By the time the last unit was completed, his profit margin had collapsed to under 5 percent. The project may have been noble, but it was financially unsustainable. And here lies the big question: If the market can't solve Uganda's affordable housing crisis, who will?

Kungu Affordable Apartments: Kungu once hosted a promising development, a modern affordable housing apartment project aimed at the working class. The plan was bold, with ambitions to replicate the model across other suburbs of Kampala. But the replication never happened.

The reason? The project wasn't profitable. Rising construction costs, limited access to cheap financing, and slow uptake made expansion financially unviable. What began as a pilot meant to reshape urban affordability quietly faded into a one-off experiment.

Gayaza Affordable Housing Project: Gayaza has become a focal point for affordable housing efforts in Wakiso District. These developments typically feature single-family homes or compact apartment units within gated communities. They are marketed with flexible payment options to attract a broader range of buyers, from civil servants to entry-level professionals.

While the Gayaza project contributes to easing the housing pressure in greater Kampala, its success still hinges on a delicate balance, keeping units affordable without driving developers into loss. Like other similar ventures, it grapples with the same question: how do you make affordable housing financially sustainable in Uganda?

Located in Wakiso District, the Sentema Housing Project is one of the few initiatives attempting to serve multiple income brackets, particularly low-income earners. The construction of a gated community is underway, with over 100 units already completed. Demand is high, and the rush for available houses has been notable.

However, while public interest signals a strong need, it remains to be seen whether the project can sustain long-term profitability without external subsidies or government support.

If building affordable housing isn't profitable, then who should build it? For now, the silence is louder than the solutions.

Should the government take full control and treat it as a social service like healthcare? Should cooperatives and non-profits fill the gap? Or should developers keep trying to squeeze water from a rock, hoping economies of scale or innovative construction will save the day?

One thing is certain: without systemic reform and bold action, affordable housing will remain a well-rehearsed slogan, not a livable reality.

Now Over To You.

If you had UGX 500 million to invest, would you rather build ten affordable houses and make UGX 50 million, or build two premium homes and earn UGX 150 million? Your answer might just explain why the market looks the way it does.